Since Section 21 was permanently abolished on 1 May 2026, the Section 8 notice is now the only route to recover possession from a private tenant in England. Every eviction must now cite a statutory ground — you cannot evict a tenant simply because the tenancy has ended or you want the property back without a reason.
Key point: A Section 8 notice must be served on the correct prescribed form (Form 3A from 1 May 2026). A letter or informal notice is not sufficient and will invalidate your claim. Always use the current prescribed form.
| Ground | Reason | Notice period | Key conditions |
|---|---|---|---|
| Ground 1 | Landlord or family member needs to occupy | 4 months | Possession cannot be obtained in the first 12 months of the tenancy, so the notice can be served from month 8 at the earliest. Misusing this ground (for example, re-letting within 12 months) can mean a penalty of up to £40,000 or prosecution, and a rent repayment order. |
| Ground 1A | Landlord intends to sell with vacant possession | 4 months | Possession cannot be obtained in the first 12 months of the tenancy, so the notice can be served from month 8 at the earliest. Must have genuine intention to sell — not just to remove tenant. |
| Ground 2 | Mortgagee seeks possession | 4 months | Mortgage was in place before the tenancy was granted. |
| Ground 7A | Serious anti-social behaviour or criminal conviction | No minimum — Form 3A must still be served, but you can apply to court as soon as the notice is served | Conviction for a relevant offence, breach of a civil injunction or criminal behaviour order, or a closure order. |
| Ground 7B | Tenant has no right to rent | 2 weeks | Home Office has notified landlord that tenant has no right to rent in the UK. |
| Ground 8 | Serious rent arrears (3+ months) | 4 weeks | Arrears must be at least 3 months at service AND at the hearing date. If tenant pays down before hearing, ground fails. |
| Ground | Reason | Notice period |
|---|---|---|
| Ground 9 | Suitable alternative accommodation available | 2 months |
| Ground 10 | Some rent arrears (any amount) | 4 weeks |
| Ground 11 | Persistent late payment | 4 weeks |
| Ground 12 | Breach of tenancy obligation | 2 weeks |
| Ground 13 | Deterioration of property condition | 2 weeks |
| Ground 14 | Nuisance, annoyance, or conviction for relevant offence | No minimum — Form 3A must still be served, but you can apply to court as soon as the notice is served |
| Ground 14A | Domestic violence — partner has left (social landlords only; not available to private landlords) | 2 weeks |
| Ground 14ZA | Rioting offence conviction | 2 weeks |
| Ground 15 | Deterioration of furniture | 2 weeks |
| Ground 16 | Repealed — replaced by mandatory Ground 5C (tenancy linked to employment by the landlord) | 2 months (Ground 5C) |
| Ground 17 | Tenancy obtained by false statement | 2 weeks |
| Ground | Evidence to gather immediately |
|---|---|
| Rent arrears (G8/G10) | Full rent ledger from day one. Bank statements showing payments received. All correspondence about arrears. |
| Landlord selling (G1A) | Estate agent instruction letter or email. Photographs of the property. Any marketing materials. |
| Family moving in (G1) | Witness statement from the person moving in. Evidence of their current address. Any correspondence explaining the need. |
| ASB (G14/G7A) | Dated diary of all incidents. Neighbour witness statements. Police reports. Environmental health correspondence. Any formal warnings sent to tenant. |
| Property damage (G13) | Dated photographs. Check-in inventory comparison. Contractor repair quotes. Inspection reports. |
A tenant cannot legally prevent eviction by ignoring a court process. If they fail to respond to the court claim or fail to attend the hearing, the judge will proceed in their absence and make a possession order. If they ignore the possession order and refuse to leave:
⚠️ Never use self-help eviction: Cutting off utilities, changing locks, or removing belongings without a court order is a criminal offence under the Protection from Eviction Act 1977, regardless of how badly the tenant is behaving. Always use the court process.
Every mandatory and discretionary ground in force from 1 May 2026, with guidance on evidence required and notice periods for each.
Get Section 8 Pack (£19.99) →Ground 4A is a new mandatory possession ground introduced specifically for student HMO landlords. It replaces the fixed-term/Section 21 route that student landlords relied on before May 2026.
Who can use it: Landlords of HMOs let exclusively to full-time students, where the landlord intends to re-let to students for the next academic year.
Notice period: 4 months. The possession date must fall between 1 June and 30 September, at the end of the academic year — you cannot use Ground 4A to recover possession mid-term.
Critical requirement: Before you can use Ground 4A, you must have served a written confirmation notice on each tenant stating that Ground 4A may be used. For existing tenancies that converted on 1 May 2026, this notice had to be served by 31 May 2026. For new tenancies, include it in the tenancy agreement from the outset.
For the full Ground 4A guide including what to do if you missed the deadline, see our dedicated Ground 4A guide.