近来很多询问有关房客不交房租，房东又因为对英国法律不熟悉，
不知该采取什么法律手段保护自己权益的短信。
特别在这里开一个帖子，详细解释一下在什么样的情况下，在做什么样的准备后，
房东可以采取什么手段来保护自己的利益。
（下面说的是整套出租的情况，分租后面会分开讲。）
我都是下班前来写 会有点慢 别扔砖头呀
在起诉房客前
- 首先检查是否有有效合同AST （Assured shorthold tenancy）。
- 房客的押金是否存放在第三方押金机构。
以上两条缺一不可。
但这里有一点需要强调的是：根据英国法规，押金不仅要存入第三方机构，并且要在存放后的14天内，将称为（Deposit Protection Custodial Scheme Terms and Conditions）和（PRESCRIBED INFORMATION）的文件交给房客，并要求签名。
如果没有交给房客签名，不好意思，除非你做好了接受给房客三倍押金的惩罚，否则官司必输。
deposit-protection：
https://www.gov.uk/tenancy-deposit-protection/overview
PRESCRIBED INFORMATION：
http://www.depositprotection.com/documents/prescribed-information-template.pdf
在准备好上面的材料后，你就可以正式开始起诉的第一步了：（section 21 notice）
Section 21 notice 有两种一种是用在合同期内的Fixed Term；
一种是用在合同期结束后的Periodic Tenancy。
填好了表格，在合同起始的DAY亲手给或者挂号信寄给房客。
section 21 notice 有很多不同的版本 下面两个是可以用的例子：
Fixed Term
http://www.letlink.co.uk/GeneralInfo/General_possession/S21_1_B.pdf
Periodic Tenancy
http://content.durham.gov.uk/PDFRepository/S21periodicnotice.pdf
在将section 21 notice给了房客两个月后，如果房客没有自动离开，第二步如下：
将复印好的section 21 notice，合同AST，押金存储证明DPS各复印两份（合同上出现的人命，每人都要两份），前去自己最近的county court 。
首先准备好 £285法院的费用；
填写N5b表格两份。
和之前准备的材料一起，交给法院。
在材料准备齐全和前提下，两周后你和房客都会收到法院的来信，如果房客没有在14天内提出异议，14天后的两周内，你就可以收到法院的order。在order里会给房客一个时间离开。
最好情况：
两周 （收到信）+ 两周 （房客申辩）+ 两周 （法院处理）= 六周 （如果一切顺利 最短时间拿到 court order）；
最坏情况：
两周 （收到信）+ 两周 （房客申辩）+ 两周 （法院处理）+ 〈2-4〉周 （房客因押金或房屋欠维护等理由提出申辩，court将安排hearing听证）+〈2-6〉周 （通常第一次hearing听证时间太短，需要二次）= 8周或更长
****** 时间周期以伦敦为例 小地方通常会快**********
local county court 可以在这里找到自己附近的法院
https://courttribunalfinder.serv … ch/postcode?aol=All
最后一步
如果 拿到court order后 房客还是不搬走 可以申请bailiffs （中文翻译成法警）
下面有一段话 是用来定义这个bailiffs，我觉得因为中文这个法警的词和英文bailiffs在理解上不太一样，所以我把原文放在下边，见谅。（相关费用也在里面）
Who can best enforce your judgment?
If you have a debt of between £600 and £5,000 (including court costs), you will seek a judgment in the County Court. Once you have this, you then have a choice for enforcement between either the County Court Bailiff or the High Court Enforcement Officer (HCEO).
Debts below £600 can only be enforced by County Court Bailiffs. Judgments for debts of £5,000 and over can only be enforced by an HCEO.
High Court Enforcement Officers (HCEO)
HCEOs are authorised by the Lord Chancellor and work privately or in private companies.
HCEOs work under the authority of a writ of control (previously called a writ of fieri facias or fi fa). This is issued when a County Court Judgment, Order or Tribunal Award is transferred to the High Court for enforcement via Form N293A and a court fee of £60. The transfer process normally takes between 5 and 21 days.
If successful, the HCEO will collect your judgment debt, your court costs, your £60 transfer up fee, interest at 8% and enforcement fees from the debtor.
HCEOs earn their fees from the judgment debtor, but only when they collect. If the HCEO is unable to collect, there is an industry regulated compliance fee of £75 plus VAT paid by the creditor for each address visited. Other than the abortive fee, the HCEO receives no income for an unsuccessful enforcement.
As a result, HCEOs tend to have significantly higher collection rates than those of the County Court Bailiffs, who are salaried without any financial incentive to collect.
HCEOs are also permitted to force entry into commercial premises to enforce, a power not permitted to County Court Bailiffs.
County Court Bailiffs
CCBs are salaried civil servants employed directly by the court service. They can enforce on judgments up to £5,000. They work under the authority of a Warrant of Execution which can be requested from the County Court for a fee of £100.
County Court Bailiffs will collect your judgement debt, your court costs, your warrant cost and interest (if prescribed) from the debtor. If unsuccessful, there is no abortive fee.
In summary
HCEOs normally have far higher collection rates due to the financial incentive of fees only being paid on success
Only HCEOs can force entry to commercial premises and buildings detached from residential living quarters
Only County Court Bailiffs can enforce on judgments below £600 (at present)
The process of gaining a warrant of execution (CCB) is normally a little faster than that of transferring up and gaining a writ of control (HCEO)
A warrant of execution (CCB) costs £100
A writ of control (HCEO) costs £60
There is a £60 plus VAT compliance fee if enforcement is unsuccessful (HCEO)
The judgment debt, interest, court fees and enforcement costs are collected from the debtor through either route
基本上的流程，就是这样，空了我会在整理一两个实际案例，让大家学习学习。
占位子 占位子
有用的话题， 接着说。。。
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怎么看怎么还是很麻烦啊！
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看看你在什么立场上了。
如果你是房客 房东把你的押金花了还不给你的时候，你就明白了；
不过很可惜的是，很多房客利用了这点，来故意找房东的麻烦，所以作为房东也需要懂得法律保护自己。
在将section 21 notice给了房客两个月后，如果房客没有自动离开，走法律程序的话，要不要请律师？能不能DIY?
我用中介full management, 房客签了2个半月的房租。现在给了section 21 notice。中介说如果走法律程序的话，必须请律师。要么找他家的律师，要么我自己找律师。
我想知道能不能自己弄？我不怕麻烦，能省钱就好。