UK Landlord Forum / Life

Hello All

I'm after some advice from anyone who has been through the process:

I have a tenant since December 2011, deposit protected correctly.  Over the last year I have been getting issues such as late rent, non communication aggressive behaviour.

I've did not issue EPC or government 'how to' leaflet due to AST being pre Oct 15.

I served a Section 21 on 14/11/16 with a expiry of 2/2/17 (got a template from an agent, didn't used form 6A as not after Oct 2015).  I have had a few threats in the past such as "if the boiler isn't fixed within 2 days I will be sorry"  So when the section 21 arrives I fully expect her to kick off big time and I know she will dig her heels in to the end as she has previously said.  She will also be entitled to legal aid.

Section 21 served correctly in line with advice on here.  Basically my question to anyone who has been through all this is do you have any advice or tips or advice  that's worth sharing such as: When should I apply for Possession to the courts? What will the costs be start to finish including bailiffs? Could any communication from me legally jeopardise the process? What will the time period be start to finish? (roughly) What may cause me issues at the court hearing?

Fully expecting her to smash the place up prior to leaving, which I know I will need to cover and ive written off the rent, just want her out asap.

Thanks in advance from anyone in the know.