PossessionSafe
£6,200 average cost of a failed claim9-18 months if contested1 procedural error to invalidate your notice

Your tenant stopped paying.
You can't just evict them anymore.
And they know it.

Section 21 is dead. From 1 May 2026, every eviction needs a specific legal ground, a court-ready evidence file, and zero procedural mistakes. Miss one step - wrong notice period, unprotected deposit, missing document - and the claim fails. You start again. They stay. The arrears keep growing. Some tenants are banking on exactly that.

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£379/yr · Full access · No tiers·Cancel any time
Live RRA 2025 rules
S21 goneEvery claim needs a specific S8 ground + evidence
3 monthsGround 8 arrears threshold — up from 2. UC delays excluded.
4 weeksG8 / G10 / G11 notice period — doubled from 2 weeks
4 monthsGround 1A (sell) notice — strict conditions, easy to fail
Evidence-first case files
RRA 2025 logic built in
Private portfolio workspace
The letter that lands after you serve

Six things your tenant's solicitor
checks before you do.

They are not looking for the truth first. They are looking for the mistake: the wrong form, the wrong date, the missing certificate, the deposit problem. One clean objection can buy months in your property.

01
The deposit trap

If the deposit is wrong, the arrears barely matter. Most grounds are blocked before the judge even looks at the missed rent.

Legal blocker
02
The Ground 8 threshold gap

Two months is old law. Ground 8 now needs 3 months of eligible arrears at notice and hearing. Get the maths wrong and you restart.

Changed rule
03
The RRA Information Sheet

If you did not serve the new information sheet, the council can fine you up to £40,000. It also tells the other side you are loose on procedure.

New obligation
04
The notice period ambush

Old two-week Ground 8 notice? Invalid. Wrong date? Invalid. One bad line on the form can hand the tenant another rent-free month.

Procedural
05
The UC delay defence

If the arrears are tied to a Universal Credit delay, they may not count for Ground 8. Advisers know the carve-out. Many landlords do not.

Post-RRA
06
The adjournment strategy

A tenant only needs delay to win the month. Challenge the paperwork, adjourn the hearing, stay in the property, and let the arrears climb.

Delay tactic
The system

Close every gap
before they find it.

Built around the specific failure modes that cause landlords to lose possession claims - not the obvious ones, but the ones a tenant's adviser will find on day one.

Pre-Notice RRA Firewall

Run every case through full RRA 2025 compliance before you serve. Catches deposit issues, UC exclusions, notice period errors, and missing evidence — before a solicitor does.

Core feature
Court Survival Score

A live 0–100 risk score across 5 independent dimensions: evidence strength, compliance status, RRA readiness, notice risk, and court survival probability.

Core feature
Ground 8 Ledger Engine

Month-by-month rent tracking with automatic 3-month threshold checking, UC-delay exclusion, and late-payment pattern logging for Grounds 10 and 11.

Post-RRA
Notice Period Calculator

Ground-specific notice dates with realistic 2026 court backlog estimates. Ground 8 threshold check in pounds based on monthly rent.

Evidence Vault + Court Report

Categorised document tracking, completeness scoring, and a solicitor-ready court report — structured for professional handover.

Pricing

One price.
Everything included.

No tiers. No locked features. No upgrade ladder. One annual subscription gets you the complete post-RRA defence system.

Full access · single price
PossessionSafe
£379.00/year
Multiple active cases · all tools · renews at £379.00 · cancel any time
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  • Multiple active possession case files
  • RRA-aware pre-notice firewall — catches fatal errors before you serve
  • Court survival scoring across 5 independent risk dimensions
  • Ground 8 rent ledger with UC-delay exclusion logic
  • Notice period calculator with 2026 court backlog estimates
  • Evidence vault + solicitor-ready court report export
  • Full RRA 2025 guide, compliance quiz, all S8 grounds reference
  • Legislative logic updates while subscribed
£6,200
Average cost of a failed claim once fees, delay, and arrears stack up
9-18mo
If the claim is contested, the tenant can still be in your property
£379
Less than one week of unpaid rent if this drags to court.
serve nothing until the file is clean

One missed step.
Six more months of unpaid rent.
Fix it before you serve.

The wrong notice period. The missing document. The deposit problem. That is all it takes for the claim to fail and the clock to restart.

Get full access — £379.00/yr
£379.00/yr · Full access · No legal knowledge required