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
Prove the ground and the court must order possession.
| Ground | What it covers | Notice |
|---|---|---|
| 1 | Landlord or close family moving inNot in the first 12 months; no re-letting for 12 months after | 4 months |
| 1A | Selling the propertyNot in the first 12 months; no re-letting for 12 months after | 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 cohortThe student-let ground most private HMO landlords will use | 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 or moreThreshold raised from 2 to 3 months; 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.
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.
Arrears: cite 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 alongsidemeans 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. Landlords often assume serving notice guarantees possession; that is only true of mandatory grounds, and only if the ground is properly made out.
How much rent arrears do I need for Ground 8?
Three months, up from two. The Renters' Rights Act raised the mandatory arrears threshold from 2 to 3 months and increased the notice period from 2 weeks to 4. 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 cannot be used during the first 12 months of the tenancy, and both need four months' notice. There is also a 12-month restriction on marketing or re-letting the property afterwards. 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 involving a relevant conviction. 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.
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, was withdrawn on 1 May 2026. Social landlords still use the older Forms 1 to 9 until 2027 at the earliest.
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.
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.