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The tenant, a household member, or a visitor has caused nuisance, annoyance, or used the property for illegal purposes.
Ground 14 of Schedule 2 to the Housing Act 1988 is a discretionary ground for possession that addresses anti-social behaviour. It applies where the tenant, a person residing in or visiting the property, has been guilty of conduct causing or likely to cause a nuisance or annoyance to a person residing, visiting, or otherwise engaging in lawful activity in the locality, or where the tenant or a person residing in the property has been convicted of using the dwelling or allowing it to be used for immoral or illegal purposes, or of an indictable offence committed in the locality.
Ground 14 is one of the most commonly used discretionary grounds and covers a wide range of anti-social conduct, from persistent noise and harassment to drug dealing and violent behaviour. The court considers whether the alleged conduct amounts to a nuisance or annoyance, which is a lower threshold than requiring proof of a criminal offence.
No notice period is required for Ground 14. The landlord may commence possession proceedings immediately without first serving a notice period. This reflects the urgency with which the law treats anti-social behaviour — the conduct may pose an immediate risk to neighbours, other residents, or the property, and requiring the landlord to wait before taking action could allow further harm.
As a discretionary ground, the court must consider whether it is reasonable to grant possession. The court will weigh the seriousness of the conduct, its impact on neighbours and the community, whether the tenant has taken steps to address the behaviour, whether the behaviour is ongoing, and the tenant's personal circumstances. The court has a wide discretion and may refuse possession, grant a suspended order, or grant an outright order depending on the facts.
Evidence is crucial in Ground 14 cases. Landlords should gather witness statements from affected neighbours, records of complaints to the landlord or the council, police incident reports, noise recordings, CCTV footage, and any other relevant documentation. Hearsay evidence is admissible but direct evidence from witnesses who can attend court is much stronger.
Ground 14 is not subject to the 12-month restriction under the Renters' Rights Act 2025. Anti-social behaviour can arise at any time, and the landlord's ability to seek possession is not time-limited.
Where the conduct involves a serious criminal offence, the landlord should also consider the mandatory Ground 7A, which requires a conviction for a listed serious offence and, if made out, requires the court to grant possession without exercising discretion.
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.