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The tenant or another adult residing at the property has been convicted of an indictable offence committed at the scene of a riot in the United Kingdom.
Ground 14ZA of Schedule 2 to the Housing Act 1988 (as amended) is a discretionary ground for possession. It allows a landlord to seek possession where the tenant, or another adult residing at the property, has been convicted of an indictable offence committed at the scene of a riot anywhere in the United Kingdom.
This ground was introduced to address situations where a tenant or member of their household has been involved in serious public disorder. The conviction must be for an indictable offence — a summary-only offence would not satisfy this ground. The offence must have been committed at the scene of a riot, as defined by section 1 of the Public Order Act 1986, which requires the involvement of twelve or more persons using or threatening unlawful violence for a common purpose.
As a discretionary ground, the court must consider whether it is reasonable to grant possession. The court will weigh the seriousness of the offence, the tenant's personal circumstances, any connection between the offence and the tenancy, and the overall impact on the community. The fact that a conviction exists does not guarantee that the court will order possession — it must be satisfied that granting the order is reasonable in all the circumstances.
The notice period for Ground 14ZA is 2 weeks. The landlord must serve a Section 8 notice specifying this ground and allowing at least 2 weeks before proceedings can be issued.
Ground 14ZA is not subject to the 12-month restriction under the Renters' Rights Act 2025. It can be used at any point during the tenancy once the conviction has been obtained.
Landlords considering this ground should obtain evidence of the conviction, typically from court records or a certificate of conviction. The ground requires an actual conviction — charges, arrests, or allegations are not sufficient.
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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.