How to Use Possession Claim Online to Recover Your Property Quickly and Legally

Are you a landlord trying to regain possession of your property? Maybe you’re dealing with tenants who haven’t paid rent or won’t leave after their lease is up. You’re not alone—and luckily, the government has made it easier than ever with a service called Possession Claim Online (PCOL).

In this blog post, we’ll walk you through what PCOL is, who can use it, and exactly how to reclaim your property in a fast, legal, and low-stress way. Whether you’re a first-time landlord or someone who’s been around the block, this guide will give you the confidence to take the right steps forward.

What Is Possession Claim Online (PCOL)?

Possession Claim Online is an online government service that allows landlords in England and Wales to start a legal process to take back their property. Think of it like small claims court, but for property possession. It’s designed to be simpler, faster, and more convenient than the traditional court process.

This tool is ideal for landlords dealing with:

• Rent arrears – Tenants who have fallen behind on rent.
• Expired tenancy agreements – Contracts that ended but tenants refuse to leave.
• Squatters – People occupying the property without any agreement.

Landlords can complete their application entirely online, without going to court in person unless the case requires a hearing.

Who Can Use Possession Claim Online?

Not all property disputes qualify for PCOL. Here’s who can use the service:

• Private landlords or letting agents working on their behalf.
• Registered social housing providers, like housing associations or councils.

Also, the type of tenancy matters. PCOL is suitable for Assured Shorthold Tenancies (ASTs) — the most common kind in England and Wales.

However, you cannot use PCOL if:

• You’re claiming more than £100,000.
• You want to use a Section 21 or Section 8 notice for reasons involving illegal activity.
• You’re using PCOL against squatters or unknown occupants (there are different processes for that).
• The property isn’t residential — you can’t use it for commercial buildings.

If your situation involves any of these complexities, you may need to file your case through a court in person instead.

What Are the Benefits of Using PCOL?

Let’s face it: going to court can be intimidating and time-consuming. That’s why PCOL is such a valuable resource. Here’s what makes it worth considering:

• Speed – Online claims are processed faster than paper claims.
• Convenience – File your claim 24/7 from your laptop or smartphone.
• Cheaper fees – It’s generally less expensive than going to court the traditional way.
• Track progress – Easily monitor your claim’s status online.

Plus, you don’t need extensive legal knowledge to start. The system walks you through each step with prompts and help tips.

When Should You Use PCOL?

If your tenant is on a standard AST, and you’ve already served them a valid Section 8 notice (because of rent arrears or another legal reason), you’re ready to start your possession claim online.

Generally, the steps go like this:

1. Tenant falls behind on rent or violates tenancy terms.
2. You serve a notice (usually Section 8).
3. The notice period ends — and the tenant hasn’t left.
4. You apply through PCOL for a possession order.

So, once that notice period ends, you can begin your PCOL claim.

How Do You Use Possession Claim Online? Step-by-Step

Let’s break it down simply. Here’s how you start your possession claim:

1. Set Up an Account

Visit the PCOL website and register for an account. This lets you manage your claim at any time.

2. Gather Your Documents

Before you begin, have the following ready:

• Tenancy agreement
• Proof the tenant failed to follow agreement terms (e.g., rent arrears records)
• Copy of the notice you served (like a Section 8)
• Details about the property, rent, and tenancy

Tip: It’s wise to scan these documents or have digital copies since you’ll be attaching information during the process.

3. Complete the Online Form

Once your account is ready, log in and begin filing your claim. The form will ask simple, guided questions — like your name, the tenant’s name, property address, grounds for eviction, and details about the tenancy.

You’ll also be prompted to explain why you’re seeking possession, especially if it’s for rent arrears. Include specifics, like how much rent is owed and when payments were missed.

4. Pay the Claim Fee

Yes, there is a fee. As of now, it costs £355 to make a standard possession claim online. Payment is made right on the site using a credit or debit card.

5. Monitor Progress and Prepare for Court

After submission, the claim will be reviewed, and the tenant will be given time to respond. In many cases, you’ll receive a hearing date.

Be prepared to attend — and bring your documents with you! If the tenant doesn’t respond, the court may issue a possession order without a hearing.

What Happens After the Hearing?

If the court sides with you, it will issue a Possession Order. This order tells the tenant they must leave by a specific date — typically 14 to 28 days from the judgment date.

If they still won’t go? You can ask the court for a warrant of possession, which means court bailiffs will legally remove them from the property.

Common Mistakes to Avoid

Let’s go over a few pitfalls just so you don’t fall into them:

• Incorrect notices – Make sure you serve the proper legal notice before applying through PCOL.
• Wrong information – Double-check spelling, dates, and amounts. Mistakes can delay your claim.
• Missing documents – Upload only clear and relevant files to avoid confusion.
• Skipping communication – It’s often better to try dialog with your tenant first. Courts appreciate when landlords try to resolve issues before escalating.

Helpful Tips from Experienced Landlords

“I used PCOL to evict a tenant who hadn’t paid in six months. It was straightforward, but patience is key. The process can take time, especially if the tenant contests the claim.” – Helen, London landlord

“Have everything documented. Every rent payment missed, every conversation. When I got to court, they wanted to see the paper trail.” – Jay, Cardiff landlord

Final Thoughts

Reclaiming your property legally might seem overwhelming, but the Possession Claim Online system makes it far more manageable. Remember, it’s not about rushing tenants out — it’s about following the law, being fair, and protecting your rights as a landlord.

If you’re dealing with difficult tenants, PCOL is a powerful tool that’s accessible, efficient, and cost-effective. Just make sure you have all the evidence you need, stay calm, and follow each step carefully.

Want to get started or learn more about Possession Claim Online?

Check out the official site here:
https://www.gov.uk/possession-claim-online-recover-property

Take control of your property journey—legally, confidently, and efficiently.