Section 8 Notice and Grounds for Possession

A Section 8 notice is served under section 8 of the Housing Act 1988. It notifies you that your landlord intends to seek possession of the property through the courts, based on one or more of the statutory grounds set out in Schedule 2 to the Act. The notice must be in the prescribed form, specify the ground or grounds relied upon, and give you the required notice period before court proceedings can begin.

The notice period varies depending on which grounds are being used. For the most serious grounds — such as rent arrears of two months or more (Ground 8) — the notice period is as little as two weeks. For other grounds it may be two months. The notice period must expire before the landlord can apply to the court.

Receiving a Section 8 notice does not mean you must leave. You can remain in the property until a court makes a possession order. Even after a possession order, if it is suspended, you may be able to stay provided you comply with its conditions.

When a landlord relies on a mandatory ground and proves it to the court's satisfaction, the court has no discretion — it must order possession. The main mandatory grounds include:

• Ground 8: Rent arrears of at least two months (or eight weeks for weekly tenancies) both at the time of the notice and at the time of the court hearing. This is the most commonly used mandatory ground.
• Ground 1: The landlord previously occupied the property as their main home and wishes to return to it, or intends to use it as their principal residence.
• Ground 2: The property is subject to a mortgage and the lender is seeking repossession.
• Grounds 3 and 4: The property was previously let as a holiday let or to students, and is needed for those purposes again.

Because Ground 8 is mandatory, even if the arrears arose through no fault of your own — for example, due to a delay in housing benefit payments — the court must grant possession if the arrears remain at the hearing date. Paying off arrears before the hearing can defeat a Ground 8 claim.

Discretionary grounds give the court flexibility to consider whether it is reasonable to grant possession. The court may refuse or suspend the order even if the ground is proved. Common discretionary grounds include:

• Ground 10: Rent arrears of any amount at the time of the notice and at the court hearing.
• Ground 11: Persistent delay in paying rent, even if arrears are cleared by the hearing.
• Ground 12: Breach of a tenancy obligation other than rent (for example, keeping a pet in breach of a no-pets clause).
• Ground 13: Deterioration of the property due to waste or neglect by the tenant.
• Ground 14: Nuisance or annoyance to neighbours, or conviction for housing-related offences.

If your landlord relies on a discretionary ground, you can argue at the hearing that it would not be reasonable to grant possession — for example, because the breach was minor, has been remedied, or because the impact on you and your family would be disproportionate. Seeking advice from Citizens Advice or Shelter before the hearing is strongly recommended.

You can defend a Section 8 possession claim in court. For discretionary grounds (such as Grounds 10 and 11 for rent arrears), the court must consider whether it is reasonable to grant possession — paying off arrears before the hearing can be a strong defence. For mandatory grounds (such as Ground 8, where rent is two months or more in arrears at both notice and hearing), the court has no discretion and must grant possession.

Common defences include: the notice was not served correctly, the notice period was wrong, the landlord has not complied with their legal obligations (such as deposit protection, gas safety, or licensing), or the circumstances have changed since the notice was served. Get legal advice early — Shelter and Citizens Advice can help.

The Renters' Rights Act 2025 abolished Section 21 no-fault evictions and substantially reformed the Section 8 grounds for possession in Schedule 2 to the Housing Act 1988. Because all evictions must now proceed through Section 8, these reforms are critical to understand.

New mandatory grounds added by the Act

The Act introduced new mandatory grounds to replace the function previously served by Section 21. The most significant are:

• Ground 1 (reformed) — Landlord or close family member requires the property as their main home: Previously a discretionary ground, this is now mandatory. The landlord or a specified close family member must intend to move in as their only or principal home. A minimum notice period of two months applies. The landlord cannot rely on this ground within the first year of the tenancy.
• Ground 1A — Landlord intends to sell the property: A new mandatory ground. The landlord must genuinely intend to sell, which must be evidenced. Cannot be used within the first year of the tenancy. Tenants who are displaced by a Ground 1A claim are entitled to enhanced relocation assistance under the Act's provisions.
• Ground 6A — Serious anti-social behaviour (mandatory): Where the tenant, or someone living at or visiting the property, has been convicted of a serious criminal offence or made the subject of a serious anti-social behaviour order.

Changes to existing grounds

The Act also amended existing grounds:

• Ground 8 (rent arrears): The threshold for mandatory possession increased from two months to three months' arrears (for monthly tenancies). The landlord must also give four weeks' notice before applying to the court if arrears are between one and three months. This gives tenants more time to reduce arrears and prevent mandatory possession.
• Discretionary grounds: The court retains discretion on grounds such as persistent late payment (Ground 11), breach of tenancy terms (Ground 12), and nuisance (Ground 14). The Act introduces a new discretionary ground for repeated rent arrears even when cleared before the hearing.

What this means for tenants

These reforms mean you cannot be evicted without one of the specified grounds being proved. If you receive a Section 8 notice, check which ground is being relied upon and whether the correct notice period has been given. For new grounds like Ground 1A, ask your landlord for evidence of genuine intent to sell. If a ground is based on incorrect facts, it can be challenged in court.