The role of a detailed risk assessment
Why this matters for social landlords
While cases involving such extreme violence are rare, social landlords routinely manage properties where there is a history of:
- anti-social behaviour
- drug and alcohol misuse
- mental health vulnerabilities
- threats or aggression towards staff or contractors
- refusal of access or barricading
- safeguarding concerns affecting adults or children
These factors directly influence the risk profile bailiffs face.
Providing full, accurate, and up-to-date information can:
Improve safety for enforcement officers
Bailiffs can plan their approach, request additional officers, or involve the police where risks warrant it. Without proper intelligence, they may be exposed to unacceptable danger.
Ensure evictions proceed smoothly
If risks are not disclosed, enforcement teams may judge the situation too dangerous to proceed. That can lead to last-minute cancellations, re-listings, or refusal to enforce until more information is provided. Where the assessment appears incomplete, police may decline to attend, delaying execution further.
Reduce costs and operational disruption
Delays in execution lead to wasted appointment costs, additional locksmith fees, and prolonged occupation of properties where serious issues may already exist.
Protect neighbouring residents and staff
Where intelligence is lacking, landlords may inadvertently leave communities exposed to ongoing risks from individuals who should have been managed with heightened caution.
Courts may increase scrutiny
Given the circumstances surrounding Mr Blair’s death, courts may reasonably begin to:
- scrutinise EX97A forms more closely;
- expect landlords to show they have checked all internal and external systems;
- decline to list or execute warrants where information is missing;
- require police attendance for higher-risk cases where the information justifies it.
This aligns with the investigative approach described by officers following the incident, who emphasised the seriousness of the event and the need to understand what happened
Best practice for social landlords when completing EX97A
To support safe and effective enforcement:
- Be thorough – Every “yes” answer on the assessment must be accompanied by proper detail, not a standalone tick.
- Check all available systems – Housing files, ASB logs, police liaison notes, contractor reports, safeguarding records, and CRM histories should all be reviewed. The EX97A expressly requires landlords to confirm they have checked their databases.
- Provide practical intelligence – Include details such as working hours, vehicle use, dog ownership, likelihood of occupancy at the time of attendance, access challenges, and any recent incidents of note.
- Update the form if circumstances change – The form makes clear that landlords must keep the bailiff informed of any changes after submission.
- Implement internal oversight – Introduce internal review or sign‑off processes to ensure accuracy and completeness before submission.
Reflecting on risk, safety and good practice
The sobering death of an experienced enforcement officer serves as a clear reminder of the inherent risks associated with eviction work. While such incidents are rare, they highlight why comprehensive and accurate risk assessments are essential to ensuring that enforcement activity is planned and carried out as safely as possible.
For social landlords, providing full and reliable information is not simply a procedural requirement. It enables enforcement officers to prepare appropriately, reduces the likelihood of operational delays, and supports the safe and efficient execution of possession warrants. A thorough approach to bailiff risk assessments helps maintain professional standards, promotes safer working conditions for all involved, and assists in ensuring that eviction processes are handled responsibly and in accordance with best practice.
If you would like to discuss further, please get in touch with our housing management team.