Landlord Court Forms in Possession Proceedings: N5, N5B, N119, N215 and More

Possession proceedings against a residential tenant in England follow a structured procedural framework set out in Part 55 of the Civil Procedure Rules. The framework is form-driven: at each stage -- issue, service, hearing, enforcement -- specific prescribed forms are used, and using the wrong one (or completing the right one incorrectly) produces delays at best and dismissal at worst. This hub identifies every form a residential landlord encounters in possession proceedings, sets out the current HM Courts and Tribunals Service (HMCTS) fees, and links to detailed guidance on the principal forms.

Since 1 May 2026, the Renters' Rights Act 2025 has reshaped the procedural landscape. Section 21 and the accelerated procedure are obsolete for new cases: the standard procedure (Form N5 with Form N119) is now the only route for almost every private landlord possession claim. Form N5B was only ever available for a transitional window of Section 21 cases, and that window closed on 31 July 2026 -- see what replaced Form N5B.

Not sure which form applies to you? Use our full decision-tree guide: which court form do I need to work through it step by step, including the trespasser branch, the money-only branch, and enforcement options.

Key takeaways

• The standard procedure is now the default route. A Section 8 notice on Form 3A, followed by Form N5 (claim form) plus Form N119 (particulars of claim), covers almost all post-1-May-2026 possession claims, brought under Section 8 grounds.
• Form N5B is transitional-only, and that window has closed. See what replaced Form N5B for the full explanation.
• Court fees rose on 13 July 2026. Issuing a possession claim (N5 or N5B) now costs £415 (was £404); a warrant of possession (N325) now costs £152 (was £148); a general application (N244) now costs £321 on notice or £126 by consent.
• PCOL still works, but only for arrears claims. Possession Claim Online covers Section 8 claims based solely on rent arrears (grounds 8, 10 and/or 11); it does not cover other grounds.
• Form N1 is not a possession form. It's the general money-claim form -- see Form N1: not for possession if you've seen it mentioned alongside eviction content.
• Wales is a different system entirely. The Renting Homes (Wales) Act 2016 uses its own forms; this hub is England-specific.

The structure of a possession claim

Every residential possession claim in England follows the same broad sequence:

• Stage 1 -- Notice. The landlord serves a notice on the tenant: a Section 8 notice on Form 3A for fault-based grounds (the form prescribed from 1 May 2026), or, for a now-closed transitional window, a Section 21 notice on Form 6A where that notice was served before 1 May 2026.
• Stage 2 -- Notice expiry. The notice runs for the period specified for the ground relied on -- some grounds allow no notice period at all (though the court cannot make an order until 14 days from the date notice was given), others require 2 or 4 weeks, and some require up to 4 months for grounds such as sale or landlord occupation. Check the specific ground rather than assuming a single standard period.
• Stage 3 -- Court issue. If the tenant has not vacated, the landlord files a possession claim at the County Court using Form N5 (with Form N119 particulars) for the standard procedure -- the only route now available, since the transitional Section 21/Form N5B accelerated-procedure window closed on 31 July 2026 (a claim already issued in time continues under the old rules).
• Stage 4 -- Service. The court (or the landlord) serves the claim form on the tenant. Form N215 certifies that service took place.
• Stage 5 -- Tenant response. The tenant has 14 days from service to file a defence: Form N11R for the standard procedure -- not plain Form N11 (see our page on the difference). Possession claims disapply the usual acknowledgment-of-service extension available in ordinary civil claims, so this doesn't extend just because Form N9 is filed. Where money is also claimed, Form N9 (and its linked N9A-N9D forms) is used to acknowledge service and respond to the money element.
• Stage 6 -- Hearing. The court hears the case (commonly some weeks after issue, depending on local listing) and makes a possession order if the landlord proves the ground relied on.
• Stage 7 -- Enforcement. If the tenant does not vacate by the date in the possession order, the landlord applies for a warrant of possession on Form N325 (or Form N325A if a suspended order has been breached over a payment condition -- a different condition uses Form N244 instead), or, for faster High Court enforcement, Form N244 together with Form N293A.
• Stage 8 -- Eviction. County Court bailiffs (or, following transfer, High Court Enforcement Officers) attend the property and recover possession.

The principal forms

The notice that starts it all

• Form 3A -- Notice Seeking Possession: the Section 8 notice a landlord must serve before any court proceedings can begin. Covers what it requires, common completion pitfalls, and how it leads into Form N5/N119.

Forms used to issue a claim

• Form N5 -- Claim Form for Possession of Property: the standard claim form. Used for all Section 8 claims and any possession claim outside the narrow accelerated-procedure exception. Required for every post-1-May-2026 claim.
• Form N5B -- Accelerated Possession Claim Form: usable only with a Section 21 notice served before 1 May 2026, only where there is no claim for rent arrears or other money, and only if issued by the transitional cut-off (see below, and what replaced Form N5B). Form N5B is a self-contained form -- it carries its own built-in particulars, so unlike Form N5 it is not paired with a separate particulars-of-claim form.
• Form N119 -- Particulars of Claim (rented residential premises): the detailed particulars filed together with Form N5, setting out the ground(s) relied on and the supporting facts (for example, an arrears schedule for rent-arrears grounds).
• Form N121 -- Particulars of Claim (trespassers): used where the occupiers are trespassers rather than tenants, not a possession claim against a tenant at all.
• Form N120 -- Particulars of Claim (mortgaged residential premises): used by mortgage lenders, not landlords.
• Form N1 -- Claim Form (Part 7): not a possession form. Landlords sometimes see N1 mentioned alongside possession content -- it's the general money-claim form, only relevant if you're chasing rent or damage from a tenant who has already left, with no possession being sought.

Forms used in service

• Form N215 -- Certificate of Service: certifies that a notice or court document was served on the tenant, in accordance with CPR Part 6. Often decisive evidence in a contested claim or a default judgment application.

Forms used by the tenant

• Form N11R -- Defence Form (rented residential, standard procedure): the form the tenant uses to defend a standard-procedure possession claim, within 14 days of service. See our page on Form N11 vs Form N11R if you're unsure which applies -- plain N11 is the general civil defence form and is not the correct one for a residential possession claim.
• Form N9 -- Acknowledgment of Service / Defence Form: used where money is claimed alongside possession (or in a standalone money claim) to acknowledge service and indicate a response. Possession claims disapply the usual Part 10 acknowledgment-of-service procedure (CPR 55.7), so filing N9 does not extend the tenant's 14-day deadline to respond to the possession claim itself.

Forms used in enforcement

• Form N325 -- Request for Warrant of Possession of Land: requests County Court bailiffs to enforce an outright possession order.
• Form N325A -- Request for Warrant Following a Suspended Order: used where the original order was suspended on terms and the tenant has broken a payment condition (typically failing to pay arrears in instalments). A breach of a different condition (for example, a behavioural one) uses Form N244 instead.
• Form N244 -- Application Notice: the general-purpose application form. Used, among other things, to apply under CPR 83.2 for the court's permission to enforce a possession order where six years or more have passed since it was made -- this requires a supporting witness statement explaining the delay, not a separate dedicated form, and can be made without notice to the tenant unless the court directs otherwise.
• Form N293A -- Combined Certificate of Judgment and Request for Writ: used together with Form N244 when transferring enforcement to the High Court, to obtain a writ of possession instead of a County Court warrant (faster enforcement by High Court Enforcement Officers, at a higher cost).

Court fees in possession proceedings

Court fees are set by HMCTS and reviewed periodically. The Ministry of Justice increased a wide range of civil court fees from 13 July 2026 -- most by around 2.6% in line with inflation, with a smaller number of fees rising further to catch up with accumulated inflation. The current fees relevant to a residential possession claim are:

Fee	Amount (from 13 July 2026)	Previous amount
Issue a possession claim, County Court (Form N5 or N5B)	£415	£404
Issue a possession claim, High Court	£559	£545
Warrant of possession (Form N325 or N325A)	£152	£148
General application on notice (Form N244)	£321	£313
General application by consent or without notice (Form N244)	£126	£123
Permission to issue proceedings	£69	£67
Application to vary or suspend a judgment, order, or warrant	£16	£15
Sealing a writ of possession (High Court transfer)	£82	£80

These figures reflect HMCTS's civil court fees schedule (EX50/EX50A) as amended from 13 July 2026. Always check gov.uk for the fee in force on the day you file -- fees are periodically reviewed and some gov.uk transactional guidance pages take a little time to catch up with a fee change.

Fees can be waived or reduced under the Help with Fees scheme for applicants on a low income, though most private landlords do not qualify. In an undefended claim, the issue fee is normally recoverable from the tenant as part of the costs awarded alongside the possession order (and any money judgment), though enforcing a costs order against a tenant with no assets is often unproductive in practice.

Possession Claim Online (PCOL)

HMCTS operates an online portal, Possession Claim Online (PCOL), for issuing certain possession claims. PCOL is suitable for:

• Claims against a tenant based solely on rent arrears under Section 8 grounds 8, 10 and/or 11.
• Claims for assured tenancies of residential property in England (not Wales).
• Claims where all the necessary supporting documents are available and there is no other complication.

PCOL is not available for non-arrears Section 8 claims, multi-defendant claims with complications, claims requiring a litigation friend, or cases engaging the Human Rights Act 1998. It is faster and less paper-heavy than the postal route, but the claim still has to be served on the tenant and progressed through the standard hearing procedure in the usual way. The court fee is the same whichever route is used.

Wales -- different forms apply

Wales operates an entirely separate residential tenancy framework under the Renting Homes (Wales) Act 2016 (in force from 1 December 2022). Possession claims relating to property in Wales use Welsh-specific forms and procedures, distinct from everything on this page. Landlords with property in Wales should read our Possession in Wales guide for the substantively different framework. The forms covered here are England-specific.

Why getting forms right matters

Procedural errors in possession proceedings tend to produce one of three consequences:

1. Delays. A defective form needs correcting or resubmitting. A claim with inadequate particulars may be adjourned to the next available hearing date, adding weeks of delay during which arrears keep accumulating and the property cannot be re-let.

2. Strike-out. A claim with serious procedural defects can be struck out. The landlord then has to re-issue -- and pay the issue fee again -- after fixing the underlying defect.

3. Costs penalties. Courts can order a landlord to pay the tenant's costs where the landlord's procedural failures have caused unnecessary work or wasted court time.

Common errors include: using the wrong claim form for the notice served (Form N5 after a Section 21 notice, or vice versa outside the narrow transitional window); citing a ground on Form N119 that was not set out in the underlying Section 8 notice; vague or incomplete particulars; missing supporting documents (deposit protection certificate, rent schedule, tenancy agreement); defective service, with no Form N215 to evidence it; and a missing or incorrect statement of truth.

Solicitor representation vs self-representation

Possession proceedings can be conducted without a solicitor -- the forms are freely available, the procedure is documented on gov.uk, and courts are generally accommodating to litigants in person. Many landlords run straightforward, undefended claims themselves.

Professional representation is often worth the cost where the tenant has filed a defence or counterclaim, the case involves complex or combined grounds, there is a deposit-protection issue or other potential procedural defence, the sums or property value at stake justify it, or the landlord does not have the time to run the case properly. Solicitor costs vary considerably by complexity and firm; get a clear quote before instructing anyone, and factor in the court fee separately.

The Renters' Rights Act 2025 and the transitional window

The principal procedural changes taking effect from 1 May 2026, under the Renters' Rights Act 2025:

• Section 21 abolished (private rented sector). No new Section 21 notices can be served on a private tenancy after 1 May 2026, and private assured shorthold tenancies became periodic assured tenancies on that date. Social housing assured shorthold tenancies are on a later, separate timetable and continue to use the pre-RRA forms for now.
• Transitional cut-off for existing Section 21 notices -- now closed. Where a valid Section 21 notice was served before 1 May 2026, court proceedings based on it had to be issued by the earlier of: six months after the notice was served, or 31 July 2026. That date has now passed. A notice that wasn't used to issue a claim by then can no longer be used to start one -- gov.uk guidance is explicit that any such attempt is likely to be dismissed. See what replaced Form N5B for the full explanation.
• Accelerated procedure retired alongside it. Form N5B and the accelerated procedure were only available within that transitional window. Now that it has closed, Form N5 (standard procedure) with Form N119 is the only route for every landlord-initiated possession claim.
• Section 8 grounds substantially rebalanced. The grounds in the Housing Act 1988 (as amended) now include new grounds such as 1A (sale) and 4A (student HMOs), alongside changes to existing grounds -- notably, Ground 8 (mandatory rent arrears) now requires arrears of 3 months' rent (monthly tenancies) or 13 weeks' rent (weekly/fortnightly tenancies), owed both at notice and at the hearing, with a 4-week notice period.

See our Renters' Rights Act 2025 guide for the full framework, and our Section 8 notice guide for the post-RRA grounds in detail.

Quick reference: which form do I need?

• Section 8 claim (any ground), post-1-May-2026: Form 3A notice, then Form N5 + Form N119 + supporting documents. Form N215 to certify service. After a possession order: Form N325 (or N325A) if the tenant does not vacate.
• Transitional Section 21 claim: that window closed 31 July 2026 -- see what replaced Form N5B.
• Trespassers on the property: Form N5 + Form N121 (not a claim against a tenant).
• Money only, tenant already left: Form N1, not a possession form.
• Tenant defending a standard-procedure claim: Form N11R, not plain N11 -- see the difference. Form N9 (and N9A-N9D) where money is also claimed (does not extend the 14-day possession deadline).
• Application during proceedings, or permission to enforce after 6 years: Form N244 (can often be made without notice; £16 for a simple variation/suspension, £321/£126 for other applications).
• Warrant after a possession order: Form N325 (outright order), N325A (suspended order breached on a payment condition), or Form N244 (suspended order breached on any other condition).
• Transfer to the High Court for enforcement: Form N244 for permission, then Form N293A to obtain the writ.
• Still not sure? Use the full decision-tree guide.

This is legal information, not legal advice

This page explains the current court-forms framework for residential possession claims in England in general terms; it does not take account of your specific circumstances, and reading it does not create a solicitor-client relationship. Tenancy Agreement Service is not a law firm and is not regulated by the Solicitors Regulation Authority. Court fees and procedural rules are reviewed periodically -- always check the current position on gov.uk before filing. If your case is defended, involves a counterclaim, or turns on a fine point of procedure, get advice from a practising solicitor before you act.

Authoritative sources

• Civil court fees (EX50) -- GOV.UK
• Court and tribunal fees: updates from July 2026 -- GOV.UK
• Repossessing your privately rented property after 1 May 2026 -- GOV.UK
• Giving notice of possession to tenants before 1 May 2026 -- GOV.UK
• Grounds for possession: guidance for landlords and letting agents -- GOV.UK
• Property possession forms (collection) -- GOV.UK
• Possession Claim Online (PCOL) -- GOV.UK
• Civil Procedure Rules Part 55 -- Justice UK
• Renters' Rights Act 2025 (c. 26) -- legislation.gov.uk
• Housing Act 1988 -- legislation.gov.uk
• Our eviction notices guide
• Our Section 8 notice guide
• Our Renters' Rights Act 2025 guide