Illegal eviction damages
What courts award when an occupier is unlawfully removed.
2 min read · Updated 2 August 2026
Overview
A tenant unlawfully evicted can claim damages for trespass and breach of covenant, special damages for lost or damaged belongings and alternative accommodation, and in serious cases aggravated or exemplary damages. Awards regularly run into thousands of pounds, alongside any criminal fine.
Legal requirements
- Damages can be based on the landlord's profit from the unlawful eviction.
- A rent repayment order of up to 12 months' rent may also be made.
Practical guidance
- If you have already changed the locks, take legal advice and reinstate immediately.
This wiki entry is general information for UK landlords and letting agents, not legal advice. Rules differ across England, Wales, Scotland and Northern Ireland — check your local requirements or take advice before acting.