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Complete reference table — Housing Act 1988 as amended by the Renters' Rights Act 2025
The Renters' Rights Act 2025 abolishes Section 21 'no-fault' evictions entirely. From the commencement date, landlords in England can no longer serve a Section 21 notice to end an assured shorthold tenancy. All tenancies become periodic (rolling), and the only way to regain possession through the courts is by using one or more of the Section 8 grounds for possession set out in Schedule 2 of the Housing Act 1988.
The table below lists every available ground, including three new grounds introduced by the 2025 Act: Ground 1A (sale of property), Ground 8A (persistent rent arrears), and Ground 14ZA (rioting convictions).
For a detailed walkthrough of how these grounds work in practice, see our guide: Section 21 is gone — how landlords regain possession under the new rules.
| Ground | Description | Notice Period | Mandatory / Discretionary | 12-Month Restriction | Notes |
|---|---|---|---|---|---|
| 1 | Landlord or family member wants to move in | 4 months | Mandatory | Yes | Landlord must have been a previous occupier or intend to occupy as their only or principal home. Cannot be used in the first 12 months of the tenancy. |
| 1ANew | Sale of the property | 4 months | Mandatory | Yes | New ground introduced by the Renters' Rights Act 2025. Landlord intends to sell the property with vacant possession. Cannot be used in the first 12 months. |
| 2 | Mortgage lender requiring possession | 4 months | Mandatory | — | The mortgage was granted before the tenancy began. The lender is entitled to exercise a power of sale and requires possession to do so. |
| 5 | Property needed for a minister of religion | 2 months | Mandatory | — | The dwelling is held for the purpose of being available for occupation by a minister of religion as a residence from which to perform duties. |
| 6 | Redevelopment of the property | 4 months | Mandatory | Yes | Landlord intends to demolish, reconstruct, or carry out substantial works that cannot reasonably be done with the tenant in occupation. Cannot be used in the first 12 months. |
| 7 | Death of the tenant | 2 months | Mandatory | — | The former tenant has died and proceedings are begun within 12 months of the death. The tenancy has devolved under the will or intestacy. |
| 7A | Serious criminal offence or severe anti-social behaviour | Immediate | Mandatory | — | The tenant, a member of the tenant’s household, or a person visiting the property has been convicted of a serious offence committed in or in the locality of the dwelling. No minimum notice period — the landlord may begin proceedings immediately. |
| 7B | Tenant has lost right to rent due to immigration status | 2 weeks | Mandatory | — | The Secretary of State has given notice that the tenant is disqualified from renting because of their immigration status under the Immigration Act 2014. |
| 8 | Serious rent arrears (at least 3 months' rent) | 4 weeks | Mandatory | — | At both the date of notice and the court hearing, at least 3 months' rent is in arrears. If proved, the court must grant possession. |
| 8ANew | Persistent rent arrears over a 3-year period | 4 weeks | Mandatory | — | New ground introduced by the Renters' Rights Act 2025. The tenant has been in at least 2 months' arrears on at least 3 occasions within the preceding 3 years. If proved, the court must grant possession. |
| 9 | Suitable alternative accommodation available | 2 months | Discretionary | — | Suitable alternative accommodation is available for the tenant, or will be when the possession order takes effect. |
| 10 | Rent arrears (some rent owed) | 4 weeks | Discretionary | — | Some rent is lawfully due and unpaid at the date of service and at the date of the hearing. The court has discretion and may adjourn if the tenant can pay. |
| 11 | Persistent late payment of rent | 4 weeks | Discretionary | — | Whether or not rent is currently in arrears, the tenant has persistently delayed paying rent that is lawfully due. |
| 12 | Breach of tenancy terms (other than rent) | 2 weeks | Discretionary | — | The tenant has breached an obligation of the tenancy other than the obligation to pay rent. |
| 14 | Anti-social behaviour or nuisance | Immediate | Discretionary | — | The tenant, a household member, or visitor has caused nuisance or annoyance, or has been convicted of using the property for illegal or immoral purposes. No minimum notice period — the landlord may begin proceedings immediately. The court cannot hear the case sooner than 14 days after service. |
| 14A | Domestic violence — partner has left | 2 weeks | Discretionary | — | The property was occupied by a couple, one partner has left due to violence or threats of violence by the other, and the court is satisfied the departed partner is unlikely to return. |
| 14ZANew | Rioting — tenant or adult at property convicted of indictable offence at a riot | 2 weeks | Discretionary | — | New ground introduced by the Renters' Rights Act 2025. The tenant or an adult residing at the property has been convicted in the Crown Court of a serious offence committed during a riot, as defined in section 1 of the Public Order Act 1986. |
| 17 | False statement to obtain the tenancy | 2 weeks | Discretionary | — | The tenant induced the grant of the tenancy by a false statement made knowingly or recklessly. |
Notice periods shown are the minimum statutory periods under the Housing Act 1988 (as amended). Always verify the current notice period using our notice period calculator.
Mandatory grounds (sometimes called 'must-grant' grounds) mean that if the landlord proves the ground is met, the court must make a possession order. The judge has no discretion to refuse. Examples include Ground 1 (landlord moving in), Ground 8 (serious rent arrears of at least 3 months), and the new Ground 1A (sale of property).
Discretionary grounds mean that even if the ground is proved, the court considers whether it is reasonable to grant possession. The judge can refuse the order, adjourn the case, or attach conditions (such as a suspended order allowing the tenant time to pay arrears). Discretionary grounds include Ground 10 (rent arrears), Ground 12 (breach of tenancy terms), and the new Ground 8A (persistent rent arrears).
The Renters' Rights Act 2025 introduces a 12-month restriction on certain possession grounds. This means that a landlord cannot serve a Section 8 notice relying on Grounds 1, 1A, or 6 during the first 12 months of the tenancy.
The restriction is designed to give tenants security of tenure in the early part of a tenancy. If you attempt to serve notice under one of these grounds within the first 12 months, the notice will be invalid and the court will not grant possession. The 12-month period runs from the date the tenancy was granted (not from the date of any earlier agreement to grant).
Before issuing court proceedings, a landlord must serve a valid Section 8 notice (currently Form 3, expected to be replaced by Form 3A under the amended Act). The notice must specify the ground(s) relied upon and give the tenant at least the minimum notice period shown in the table above.
The notice period varies depending on the ground. Ground 14 (anti-social behaviour) requires no notice period at all — proceedings may be started immediately. Other grounds range from 2 weeks (e.g. Ground 14A — domestic violence) up to 4 months (e.g. Ground 1 — landlord moving in). If the notice period is wrong, the notice is invalid and the court cannot grant possession. Use our notice period calculator to check the correct period for your situation.
A properly drafted tenancy agreement makes it far easier to rely on Section 8 grounds if things go wrong. Generate your complete RRA-compliant document pack in minutes.
This guide is for general information only and does not constitute legal advice. While we make every effort to ensure accuracy, the law may change and individual circumstances vary. You should always seek independent legal advice before taking action to recover possession. TenancyPack is not regulated by the Solicitors Regulation Authority.