Antisocial behaviour — the typical route and timescales
1. What this pack covers
A calm briefing for Holmes&Co owners on ASB (antisocial behaviour) in England’s private rented sector: what counts for possession, the typical Holmes route before court, Ground 14 and Ground 7A at a glance, and realistic timescales. Section 21 was abolished on 1 May 2026; possession is via section 8 grounds only. This is information only — not legal advice.
2. What counts as ASB for possession purposes
For possession, ASB is behaviour by the tenant, someone living with them, or a visitor that causes, or is likely to cause, nuisance or annoyance — or that involves a serious offence. It need not happen inside the property; behaviour nearby can count. Severe cases may also involve a criminal conviction, breach of a relevant ASB order, or a closure order that keeps the tenant out for more than 48 hours (council or police).
3. The typical Holmes route
What Holmes usually does first is operational practice, not a statutory wait — timing depends on severity:
4. Legal grounds at a glance
Both grounds sit in the Housing Act 1988 section 8 framework. Deposit protection still matters: if the deposit is not in an approved scheme, the court cannot make a possession order.
Illegal eviction or harassment is a criminal offence — never change locks or force entry.
5. Typical timescales
Statutory floor: on Ground 14 / 7A the court cannot make a possession order for 14 days from the date notice was given. Court medians below are all landlord possession claims in England & Wales (not ASB-only), April–June 2026 (MoJ, published Aug 2026). Individual courts and cases vary widely; means are higher than medians because of outliers. The clock starts at the court claim, not the first complaint or notice.
Illustrative worked example (not a promise): serious ongoing ASB fi evidence gathering (days–weeks) fi section 8 notice fi wait at least 14 days before an order can be made fi claim listed (national median often around ~8 weeks claimfiorder) fi if the tenant stays, warrant then bailiff (national median claimfibailiff repossession ~27.1 weeks). Add your notice date and the 14-day floor before comparing to those medians.
6. Why not to panic — and how we help
7. Owner checklist
8. Sources
GOV.UK — Grounds for possession guidance (updated 1 May 2026): https://www.gov.uk/government/publications/grounds-for-possession-guidance-for-landlords-and letting-agents/grounds-for-possession-guidance-for-landlords-and-letting-agents
GOV.UK — Evicting tenants overview (standard possession order fi warrant fi bailiffs)
MoJ — Mortgage and landlord possession statistics, April to June 2026 (published Aug 2026): https://www.gov.uk/government/statistics/mortgage-and-landlord-possession-statistics-april-to-june-2026/mortgage-and-landlord-possession-statistics-april-to-june-2026
Disclaimer General information for Holmes&Co Ltd owners about England’s private rented sector. Not legal, tax or financial advice. Prefer live GOV.UK / legislation.gov.uk if sources disagree. We do not guarantee possession outcomes or court timescales. GOV.UK and MoJ statistics remain the official sources.