A critical shortage of County Court bailiffs is creating unprecedented delays for landlords seeking to repossess properties, with some cases in London now pushed back to mid-2025. Landlord Action, a leading housing law firm, has highlighted the growing backlog, particularly in courts managed by the Stratford Housing Centre, as landlords face mounting financial pressure from unpaid rent and prolonged legal processes.
London courts facing the longest delays
According to Paul Shamplina, founder of Landlord Action, bailiff delays at courts like Barnet, Clerkenwell, and Stratford are eroding landlords’ trust in the legal system. Shamplina shared one recent case where an eviction order filed in July 2023 at Clerkenwell County Court resulted in a scheduled eviction date of January 2025.
“It’s abundantly clear that County Courts are facing a severe bailiff employment crisis, with only around 300 bailiffs available across England and Wales,” said Shamplina. “This shortage is eroding landlords’ confidence in the legal system’s ability to help them regain possession.”
The backlog is particularly acute in East and North East London, where courts like Barnet and Willesden Green rely on Stratford Housing Centre for bailiff services. Shamplina noted that at Barnet, landlords have been unable to secure bailiffs for months, forcing some to endure extended delays or seek alternative solutions.
High Court enforcement as an alternative
To mitigate these extensive delays, Landlord Action is encouraging landlords to explore High Court (HC) enforcement, which can expedite the repossession process. However, HC enforcement comes with additional costs and is not always approved by County Court judges unless landlords have first attempted the standard County Court (CC) bailiff process.
“While HC enforcement can offer a faster route to repossession, it’s not guaranteed,” Shamplina explained. “Each court has its own criteria, and landlords often have to endure months of CC delays before HC enforcement is even considered. It’s a frustrating and costly situation.”
Landlord Action advises a strategic approach: landlords should file a CC bailiff application and then request HC enforcement if delays persist. While HC enforcement applications typically take two to three months, they may still be quicker than waiting for CC bailiffs in overburdened courts.
Section 21 abolition likely to exacerbate delays
These issues come as the abolition of Section 21 no-fault evictions draws closer, with the government planning to replace the system with more restricted grounds for possession. Shamplina warns that this change will add further pressure to an already overburdened court system.
“Once Section 21 is abolished, the number of possession claims based on grounds like rent arrears or antisocial behaviour is likely to rise,” said Shamplina. “These delays are only going to get worse unless action is taken to address the bailiff crisis.”
Ministry of Justice data released on 14 November 2024 showed that the average time from claim to repossession across the UK has increased to 24.5 weeks, up from 23 weeks the previous year. In heavily burdened courts, particularly in London, waiting times are much longer, with some eviction dates scheduled nearly two years after initial applications.
Finding a path forward
Shamplina is calling on County Courts to prioritise permission for HC enforcement in cases where landlords face significant financial hardship. “Landlords shouldn’t be forced into extended limbo, especially when they’ve already followed the standard process,” he said.
He also urged landlords to act swiftly while Section 21 remains an option, consulting closely with letting agents and legal experts to navigate the evolving regulations. “These changes are daunting, but with the right guidance, landlords can make informed decisions about how to proceed,” Shamplina concluded.
