When someone is refusing to leave your property but they don’t have the usual tenancy protections, the next step is often an excluded occupier eviction.
This typically applies in situations such as:
We understand how stressful this can be: out of pocket, dealing with disruption to your property, and trying to understand the law. Most landlords also want to avoid going to court if they can.
At Strikes Property Services Group, we help landlords and solicitors remove excluded occupiers legally and efficiently.
Our service includes:
Strikes Property Services Group is trusted by landlords and solicitors to evict excluded occupiers in England and Wales.
Get in touchWe start by reviewing the facts to confirm whether the person qualifies as an excluded occupier. This is crucial because the notice requirements and enforcement options differ depending on the occupier’s status and how they came to be in the property. Where needed, we’ll advise you on alternative routes if the occupier does not meet the excluded occupier criteria.
Once the correct route is confirmed, we prepare and serve the appropriate Notice to Quit. This ensures you can take the next step without delays caused by incorrect notice or timing.
After notice has been served and the notice period has expired, we attend the property to carry out the eviction. Attendance must be peaceable, meaning the eviction is handled professionally and without unlawful force.
If the excluded occupier does not cooperate, we can escalate the matter by obtaining a Possession Order through the County Court. If the occupier still refuses to leave, we can then transfer enforcement to the High Court, obtain a Writ of Possession, and carry out the eviction through our in-house Authorised High Court Enforcement Officer (HCEO).
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Strikes Property Services Group is one of the UK’s leading property dispute resolution agencies.
Our team is specialised in excluded occupier evictions. In most cases, we can serve the correct Notice to Quit and remove the occupier without needing to go to court – helping you regain control of your property faster and with fewer costs.
With over 20 years’ experience in property dispute resolution, we understand the legal rules around excluded occupiers and other situations where the occupier is outside an AST (Assured Shorthold Tenancy) or doesn’t have standard tenant protections. This commonly includes lodger arrangements with a resident landlord, certain temporary or emergency accommodation arrangements, and other short-stay or licence-based occupancies.
We’ll identify the occupier’s status, confirm the correct notice requirements, and follow the right legal steps so you can take action with confidence.
*Services marked with an asterisk may not be included as part of the core service, and charged on a case-by-case basis.
Contact us for our current services feesIt depends on what’s already been done and how the occupier responds. In some cases, if you’ve already served the correct notice, we can attend and remove the occupier as soon as the following day. If we need to serve the notice, we typically allow 14 days’ notice before attending. If court action is needed, you may be looking at 4+ weeks for a Possession Order, and if the occupier still won’t leave, a further around 14 days to obtain a Writ of Possession and enforce it.
If the occupier refuses to leave, the eviction must still be peaceable. That means you cannot force entry by breaking doors or windows – and attempting to do so can put you at legal risk. In those situations, the correct next step is to obtain a Possession Order. If the occupier still does not leave, enforcement can be escalated to the High Court and a Writ of Possession can allow lawful forced entry where required.
It depends on the circumstances and the individual involved. Some occupiers leave after the notice period or at the first attendance. Others refuse to cooperate, which means the matter has to be escalated through the courts. We’ll assess the situation up front and advise you on the most likely route.
Costs vary depending on the steps required and the legal status of the occupier. Some cases can be resolved quickly with notice and attendance, while others require court applications and further enforcement action. The best way to get an accurate figure is to contact us with the details of your case. We’ll confirm the correct route and provide clear pricing based on what’s needed.
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