Anti-social behaviour by a tenant can make life miserable for neighbours, damage your property, and put your reputation at risk. Ground 14 of Schedule 2 to the Housing Act 1988 gives you the ability to seek possession, but it is a discretionary ground — the court does not have to grant possession even if you prove the behaviour occurred. You need a strong, well-evidenced case.
What Ground 14 Covers
Ground 14 applies where the tenant, a household member, or a visitor has been guilty of conduct causing or likely to cause nuisance or annoyance in the locality. It also covers convictions for indictable offences committed in or near the property, or using the property for immoral or illegal purposes.
The scope is broad: noise nuisance, verbal abuse, threats, violence, drug dealing, criminal damage, and intimidation all qualify. It does not matter whether the nuisance is caused by the tenant personally or by a visitor.
The Notice Period
No notice period is required for Ground 14. The landlord may commence possession proceedings immediately. The urgency of anti-social behaviour cases is reflected in this provision, recognising that requiring a notice period could leave neighbours and the community at continued risk.
Why Evidence Is Everything
Because Ground 14 is discretionary, the court weighs up all circumstances. The judge considers the severity and frequency of the behaviour, the impact on neighbours, whether the tenant has tried to address the problem, and the consequences of possession for the tenant's household.
Building Your Evidence
Document incidents as they happen: date, time, what occurred, who was involved, and who witnessed it. Ask affected neighbours for written statements. Keep copies of all correspondence with the tenant. Obtain police crime reference numbers and, where possible, police reports. Photographs, video evidence, and local authority records all strengthen your case.
Working With the Local Authority
Report the behaviour to the local authority's anti-social behaviour team early. They may issue community protection warnings or notices to the tenant, providing additional evidence. Their involvement adds credibility and shows the court that informal resolution was attempted.
The Court Hearing
You or your representative presents the evidence. The tenant responds. The judge decides two things: whether the ground is made out, and whether it is reasonable to grant possession.
Courts are more likely to grant possession where behaviour is serious or persistent, has significantly impacted neighbours, the tenant has had opportunities to change and has not, or there is a pattern of escalation. Courts are less likely to grant possession where incidents are isolated, the tenant has shown genuine remorse, or the behaviour is linked to a disability — where the court must consider the Equality Act 2010.
Considering Ground 7A
For the most serious cases, consider Ground 7A, which is mandatory. It applies where the tenant has been convicted of a serious offence, breached a criminal behaviour order or closure order, or been the subject of a closure order. The threshold is higher than Ground 14 — it requires a conviction or formal order rather than evidence of behaviour alone — but if it applies, the court must grant possession.
Practical Tips
Do not delay. Anti-social behaviour tends to escalate. Document everything from the first complaint. Engage the local authority early. Consider a formal warning letter to the tenant — it might resolve the issue, and if not, it becomes evidence of your reasonable approach.
Take Action
Prepare your possession case with the right documentation. Generate your document pack to get Section 8 notice templates and compliance documents.
Read our Section 8 Grounds for Possession guide for details on all grounds, or learn about the eviction timeline in How Long Does Eviction Take in the UK?.