Section 8 grounds for possession — the full table
With Section 21 abolished, every possession claim in England now rests on a Section 8 ground, served on Form 3A. This is the complete list as it stands after the Renters' Rights Act — what each ground covers, how much notice it needs, and the distinction that decides your case: mandatory or discretionary.
Mandatory vs discretionary is the bit that matters
On a mandatory ground the court must grant possession once the ground is proved. On a discretionary ground it decides whether possession is reasonable, and can refuse or suspend. Serving notice never guarantees possession — and on a discretionary ground, your evidence matters more than your paperwork.
Mandatory grounds
If the ground is proved — and nothing else bars the order, such as an unprotected deposit — the court must order possession.
| Ground | What it covers | Notice |
|---|---|---|
| 1 | Landlord or close family moving inCan't take effect in the first 12 months; from serving until 12 months after the notice date you can't let, take paying licensees or market it to let (a criminal offence) | 4 months |
| 1A | Selling the propertyCan't take effect in the first 12 months; from serving until 12 months after the notice date you can't let, take paying licensees or market it to let (a criminal offence) | 4 months |
| 1B | Sale under rent-to-buySocial housing providers only | 4 months |
| 2 | Mortgage lender needs vacant possession | 4 months |
| 2ZA | Superior lease endingLimited landlord types | 4 months |
| 2ZB | Superior lease ending (21+ year fixed term) | 4 months |
| 2ZC | Superior landlord possession after lease ends | 4 months |
| 2ZD | Superior landlord possession (21+ year leases) | 4 months |
| 4 | Student accommodation at specified establishments | 2 weeks |
| 4A | HMO needed for a new student cohortStudent lets of HMOs; written notice needed before the tenancy began | 4 months |
| 5 | Property held for a minister of religion | 2 months |
| 5A | Agricultural worker occupation | 2 months |
| 5B | Employment requirementsSocial housing providers only | 2 months |
| 5C | End of an employment-linked tenancy | 2 months |
| 5D | Employment requirement no longer metSocial housing providers only | 2 months |
| 5E | Supported accommodation — tenant unsuitable | 4 weeks |
| 5F | Supported accommodation no longer viable | 4 weeks |
| 5G | Temporary homelessness accommodation no longer needed | 4 weeks |
| 5H | Stepping-stone accommodation eligibility ended | 2 months |
| 6 | Redevelopment | 4 months |
| 6A | Decant accommodation provided | 4 months |
| 6B | Compliance with enforcement action | 4 months |
| 7 | Death of the tenant (inheritance cases) | 2 months |
| 7A | Severe anti-social behaviour or criminal convictionProceedings can begin straight away | Immediate |
| 7B | No right to rent (immigration) | 2 weeks |
| 8 | Rent arrears of 3 months' rent or more (13 weeks' rent if paid weekly or fortnightly)Threshold raised from 2 to 3 months (8 to 13 weeks); notice raised from 2 to 4 weeks | 4 weeks |
Discretionary grounds
The court weighs whether possession is reasonable, so evidence carries the case.
| Ground | What it covers | Notice |
|---|---|---|
| 9 | Suitable alternative accommodation available | 2 months |
| 10 | Any rent arrearsUseful where arrears sit below the Ground 8 threshold | 4 weeks |
| 11 | Persistent pattern of late paymentPersistent lateness even if currently up to date | 4 weeks |
| 12 | Breach of tenancy (other than rent) | 2 weeks |
| 13 | Deterioration of the property caused by the tenant | 2 weeks |
| 14 | Anti-social behaviour or nuisanceProceedings can begin straight away | Immediate |
| 14A | Domestic abuse perpetratorSocial landlords only | 2 weeks |
| 14ZA | Rioting conviction | 2 weeks |
| 15 | Deterioration of furniture | 2 weeks |
| 17 | Tenancy obtained by a false statement | 2 weeks |
| 18 | Supported accommodation — refusing to engage | 4 weeks |
Verified against Table 1 of the GOV.UK Guide to the Renters' Rights Act on 5 August 2026. Where a notice says “immediate”, proceedings can begin straight away. If you cite grounds with different notice periods, the longest applies — unless you also cite Ground 7A or 14, which lets proceedings begin straight away whatever else is cited.
For the full process from notice to bailiffs, see how to evict a tenant. RentFig's possession tracker helps you prepare Form 3A for these grounds and track the case.
The grounds most private landlords actually use
The table above is complete, which makes it long. In practice a private landlord is reaching for a much shorter list — 1 and 1A (moving in or selling), 2 (lender possession), 4A (student HMO cohorts), 8, 10 and 11 (arrears), 12 and 13 (breach and damage), 14 (anti-social behaviour) and 17 (false statement).
Several of the others are social-housing or superior-landlord specific and are flagged in the table. Serving the wrong one costs you the notice period twice over.
Once the PRS Database applies to your region, the court can't make a possession order on any of these grounds while you don't have an active register entry — only Grounds 7A and 14 (anti-social behaviour) are exempt. See our PRS Database guide for your region's deadline.
Why arrears notices often cite Grounds 8, 10 and 11 together
Ground 8 is mandatory but fragile. The arrears must be at three months both when you serve and at the hearing — a tenant who pays down to two months and three weeks the day before defeats it entirely. Citing Grounds 10 and 11 alongside means the claim survives that: they are discretionary, but they don't evaporate when the balance moves.
All of which is an argument for catching arrears early rather than at the three-month mark. Automated chasing and a clean arrears timeline — Rent Chaser flags a tenancy at the Ground 8 threshold — are worth more than knowing the grounds by heart.
FAQ
What's the difference between a mandatory and a discretionary ground?
It is the single most important distinction on this page. If a mandatory ground is proved, the court must grant possession — it has no choice. With a discretionary ground the court decides whether granting possession is reasonable in all the circumstances, so it can refuse, or grant a suspended order. Serving notice never guarantees possession. On a mandatory ground the court must order possession only if the ground is proved at the hearing and nothing else bars the order — for example an unprotected deposit.
How much rent arrears do I need for Ground 8?
Three months' rent, up from two (or 13 weeks' rent, up from 8, if rent is paid weekly or fortnightly). The Renters' Rights Act raised the mandatory arrears threshold and increased the notice period from 2 weeks to 4. Rent periods longer than a month are now treated as monthly by law. It is a mandatory ground, but the arrears must be at the threshold both when the notice is served and at the hearing — a tenant who pays down below three months before the hearing defeats it. Grounds 10 and 11 remain available at lower levels, but they are discretionary.
Can I use Ground 1A to sell straight after letting?
No. Grounds 1 and 1A can't take effect within the first 12 months of the tenancy — the date on the notice must be at least 12 months after it began — and both need four months' notice. From the day you serve the notice until 12 months after the date in it, you also can't let the property, take paying licensees, or market it to let — breaking that is a criminal offence (Housing Act 1988 s16E). Together those rules are designed to stop the selling and moving-in grounds being used as a substitute for no-fault eviction.
Which ground do I use for anti-social behaviour?
Ground 14 is the general discretionary ground for anti-social behaviour or nuisance, and Ground 7A is the mandatory ground for severe cases — a relevant conviction, a court finding that the tenant broke an injunction or order, or a closure order — with strict time limits for serving the notice. Both allow proceedings to begin immediately rather than after a notice period. Because Ground 14 is discretionary, evidence matters enormously — dated incident logs, correspondence and third-party complaints do more work than the notice itself.
Are all these grounds available to a private landlord?
No, and reaching for the wrong one wastes months. Grounds 1B, 5B, 5D and 14A are for social housing providers, and Grounds 2ZA to 2ZD apply to narrow superior-landlord situations. The grounds most private landlords actually use are 1, 1A, 2, 4A, 8, 10, 11, 12, 13, 14 and 17. RentFig's Section 8 wizard covers Grounds 1, 1A, 2, 7A, 7B, 8, 10, 11, 12, 13, 14, 14ZA, 15 and 17; for any other ground, take advice.
Which form do I serve?
Form 3A — 'notice seeking possession of a property let on an assured tenancy in the private rented sector'. Form 6A, the old Section 21 notice, can no longer be used for private tenancies from 1 May 2026. Social housing landlords use a different form — check GOV.UK's assured tenancy forms page.
Can I cite more than one ground?
Yes, and it is often sensible — for example Grounds 8, 10 and 11 together on an arrears case, so that if the arrears drop below the mandatory threshold before the hearing you still have the discretionary grounds available. Where grounds carry different notice periods, the longest applies — unless the notice also cites Ground 7A or 14, in which case proceedings can begin as soon as it is served.
Disclaimer: This guide is general information for UK landlords, not legal or financial advice. Law and practice change — always confirm the current position, and take advice on anything that matters. Possession is technical and the cost of an error is months. This table is a reference, not advice on your case — take proper advice before serving notice or issuing a claim.