Warrant of possession: can you stop the bailiffs?

If a possession order has been made against you and you have not left, your landlord can apply for a warrant of possession. This gives a bailiff the authority to evict you. However, there are things you may be able to do to stop or delay the eviction, depending on your circumstances. Here we set out what they are.

Key facts

• Ministry of Justice figures show landlords made 22,733 possession claims in the county courts of England and Wales in January to March 2026, with 6,888 repossessions carried out by county court bailiffs. Mortgage and landlord possession statistics, GOV.UK
• In the same quarter there were 16,848 possession orders and 10,172 warrants, each down on the same period a year earlier. Mortgage and landlord possession statistics, GOV.UK

What is a warrant of possession?

A warrant of possession is a document issued by the court that instructs a bailiff to carry out an eviction. Your landlord can apply for one if a possession order has been made and you remain in the property after the date given in the order.

You should receive notice of the date the bailiff is coming. This is your last opportunity to act before the eviction takes place.

Can you apply to suspend the warrant?

Yes, in many cases. If you have grounds to challenge the eviction, or if your circumstances have changed, you can apply to the court to have the warrant suspended. This is called an application to suspend the warrant of possession or to stay the eviction.

The court can grant a suspension if it is just and equitable to do so. Reasons that may support an application include:

• You have paid off rent arrears (or substantially reduced them) since the possession order was made
• Your financial circumstances have changed and you can now afford to pay rent, and you have a realistic plan to clear any arrears
• There is an error or irregularity in the warrant or possession proceedings
• You are in the process of applying to set aside the original possession order
• You have applied for housing and are in a priority need group
• You or a family member has a serious health condition that makes immediate eviction particularly harmful

The court will consider whether granting the suspension is fair to both you and the landlord.

How to apply to suspend the warrant

You will need to fill in Form N244 (application notice) and pay a court fee, or apply for a fee remission if you have a low income. You should file the application as soon as possible, ideally several days before the bailiff appointment.

At the hearing, you will need to explain your circumstances, what has changed, and why the eviction should be delayed or stopped.

If you are in rent arrears, come prepared to explain the amounts owed, what you have paid, and your plan to pay the rest.

What if the bailiff arrives before you have applied?

If the bailiff is already at your door and you have not applied, you can still call the court that day. In genuine emergencies, such as a seriously ill person in the property, or a very young child, the court may grant a short stay. You must act immediately.

Can disrepair affect the eviction?

If your home has significant disrepair that the landlord has failed to fix, this may be relevant to your situation. In some cases, a disrepair claim can be used as a defence or counterclaim in possession proceedings. This is a complicated area of law and you should take legal advice promptly.

Getting urgent legal help

Free advice is available from:

• Citizens Advice, 0800 144 8848
• Shelter, 0808 800 4444

If you need urgent help on the day of the eviction, some areas have duty solicitor schemes at court, but you should not rely on this, act early.

When should I contact Support for Tenants?

If you are facing eviction and your home has also suffered from disrepair that your landlord failed to fix, we may be able to advise on whether a disrepair claim is relevant to your situation.

Call us on 0800 030 4669. No upfront cost. You only pay if you win, and the fee comes out of the compensation, not your pocket. If you don't win, you pay nothing.

Sources

• Section 89, Housing Act 1980 (postponement of possession orders) (legislation.gov.uk)
• Civil Procedure Rules, Part 55 (possession claims) (justice.gov.uk)