County Court delays for possession cases are now stretching further than many landlords have seen in years and it’s happening even though the number of claims has dropped. That matters, because when a tenant stops paying, every extra week in the system increases the pressure on your cashflow. And with more change coming in 2026, landlords need to plan for a slower process and protect their income earlier.
Following a recent catch up with Paul Shamplina of Landlord Action, someone who sees these cases day in, day out. His message was clear: court timelines are becoming a risk landlords can’t afford to ignore.
And from our side at Personal Economy Lettings, Lisa Bailey’s view is equally direct: landlords need to prepare for a slower system, with stronger protections built in before anything goes wrong.
What the latest figures are telling us
New Ministry of Justice data (highlighted by Landlord Action) shows landlord possession claims fell to 91,093 in 2025, down from 98,766 in 2024 (a 7.8% annual drop).
But despite fewer claims entering the system, the time taken is moving in the wrong direction:
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The median time from claim to repossession rose to 27 weeks in 2025, up from 25 weeks the year before.
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Enforcement is where the pressure is most obvious - County Court bailiff waits average around six months nationally and up to eight months in London, after a possession order has already been granted.
In plain terms: landlords are waiting longer, even when they’ve done everything correctly and the court has agreed possession should be granted.
The real cost: arrears, stress and cashflow exposure
For landlords dealing with serious arrears, longer timelines mean one thing: bigger losses.
Research referenced in the coverage found average rent loss at eviction sits around:
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£12,708 nationally
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£19,223 in London
That’s before you factor in legal costs, missed mortgage payments, or the time and headspace it takes to manage a drawn-out case.
Paul Shamplina put it bluntly:
“When you combine extended notice periods, longer court waiting times and enforcement delays, it is not unrealistic for a landlord to face close to a year of unpaid rent in serious arrears cases. For many smaller landlords, that level of exposure is simply unsustainable.”
That word ~ unsustainable ~ is key. Most landlords can absorb the odd bump. But they can’t absorb a full year of non-payment on a property that still has bills attached to it.
Why this becomes even more serious after Section 21
Another reason these figures are landing so heavily: Section 21 is due to be abolished on 1 May 2026.
Whatever your view on the principle, the operational reality is straightforward:
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More cases will need to go through the courts
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The courts are already taking longer
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Enforcement is already heavily delayed
So landlords who rely on speed as their safety net will need a different plan.
Lisa Bailey’s view: landlords need “prevention first”
At Personal Economy Lettings, we manage properties for landlords and we’re landlords ourselves. So we look at this through one lens: how do you reduce the chances of getting into a long, expensive dispute in the first place?
As Lisa Bailey puts it:
“Court delays aren’t just an inconvenience they change the risk profile of being a landlord. The answer isn’t panic, it’s preparation: stronger upfront referencing, clearer paperwork and making sure your income is protected if rent stops. Prevention first, every time.”
That means building a tenancy that’s robust from day one and having a plan if things start to slip.
Practical steps landlords should take now
If court and bailiff delays are stretching, the smartest move is to reduce exposure before you ever need to rely on enforcement.
Here’s what we recommend landlords prioritise:
1) Tighten tenant selection and referencing
Good referencing isn’t a tick-box it’s risk management.
Look for affordability, stability and consistency. If anything doesn’t add up, slow down and reassess.
2) Use guarantors where appropriate
A suitable guarantor can be the difference between a manageable issue and a long-running financial drain, particularly if a tenant’s circumstances are borderline.
3) Keep documentation and compliance watertight
If a case does end up in court, paperwork matters. Missing documents or errors can cause delays or weaken your position.
4) Treat rent protection as core, not optional
With timelines stretching, landlords should think in terms of income continuity, not just “what happens if the tenant pays late once”.
The High Court Enforcement Officers’ analysis highlights how delays inflate losses, which is exactly why landlords need protection that’s designed for longer timelines.
5) Act early on arrears calmly, consistently and in writing
The sooner rent issues are addressed, the more options you tend to have. Waiting rarely improves the outcome.
Where Paul and Lisa align
What’s interesting is how closely Paul Shamplina’s advice matches the practical day-to-day approach we take as an agency.
Paul’s recommendation included:
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careful tenant selection
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stronger referencing
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guarantors where suitable
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considering rent guarantee insurance as core protection
That’s not theory it’s what landlords need to keep running a stable portfolio in a slower legal environment.
Final thought: slower courts mean smarter systems
These delays don’t mean landlords should lose confidence, but they do mean landlords should upgrade their process.
Because when enforcement can take six to eight months after the order is granted, “we’ll deal with it if it happens” stops being a strategy.
Need a clearer plan for protecting your rental income?
If you’d like us to review how your tenancy setup, referencing and rent protection stack up we can help.
Speak to Personal Economy Lettings about:
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Our Lettings PA Service
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Rent & Legal Protection included (subject to referencing)
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Rent Collection and Arrears support from day one.
