After the warrant is executed
The legal moment that matters is the execution of the warrant of possession by a county-court bailiff or a High Court Enforcement Officer. From that moment, the landlord lawfully has possession of the property and is entitled to deal with the contents that remain inside — subject to the Torts (Interference with Goods) Act 1977. We attend from this point onwards, never before.
What we do on day one
On the day of attendance we photograph every room from at least two angles, document the condition of fixtures and fittings, and complete a written inventory of items that are clearly the former tenant's. Items of obvious value — passports, jewellery, cash, important documents — are bagged, labelled and stored, ready to be returned to the former tenant if they make contact. We then begin the clearance, treating contents that have no obvious value as abandoned subject to the Tort Notice process.
Tort Notice compliance
Schedule 1 of the Torts (Interference with Goods) Act 1977 sets out the procedure for dealing with uncollected goods. We can serve the prescribed notice on the former tenant at their last known address (often the property itself, plus any forwarding address held), wait the statutory period (three months for goods below £100 in value, longer for higher value), and then dispose of uncollected items lawfully. The paperwork pack we supply at the end of the clearance is built to evidence this compliance.
Photographic and inventory evidence
Every eviction clearance is documented with a photographic record and a written inventory. Where the former tenant disputes the disposal or claims items were of higher value than represented, this evidence is your protection. We use timestamped photographs, geo-tagged where the camera supports it, and an inventory in a standard format that aligns with the formats used by the major deposit-protection schemes.
Re-letting turnaround
After clearance we deep-clean the property to lettable standard, report on the condition of the fixtures and fittings (carpets, appliances, decor) with recommendations for remedial works, and hand the property back ready for re-let. Most eviction clearances are complete within five working days, with deep cleaning included in the standard quote.
Frequently asked questions
How quickly can you attend after the bailiff has executed the warrant?
Most eviction clearances we attend within 24-48 hours of being instructed. Same-day attendance is available where a bailiff has executed the warrant in the morning and you want clearance to begin the same afternoon.
Do you serve the Tort Notice on the former tenant?
We can, where instructed. We use the standard form of notice and serve at the last known address. Where you have already served the notice yourself, we work to the timetable you've set.
How much does an eviction clearance cost?
A typical one-bedroom flat eviction clearance is £350–£600. A two-to-three bedroom house is £600–£1,200. Larger properties, hoarded properties, or those requiring biohazard work are quoted individually.
Will you handle properties with biohazard or drug paraphernalia?
Yes. IICRC-certified supervisors, sharps protocols, decontamination products. Where the contamination meets the threshold for environmental health notification we will brief you and, with your authority, make the notification.
Do you provide an insurance-ready invoice?
Yes. Itemised by category, suitable for submission to your landlord buildings insurer or rent-guarantee scheme.