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The landlord intends to demolish, reconstruct, or carry out substantial works to the property.
Ground 6 of Schedule 2 to the Housing Act 1988 provides a mandatory ground for possession where the landlord intends to demolish or reconstruct the whole or a substantial part of the property, or to carry out substantial works on the property or any part of it, and cannot reasonably do so without the tenant giving up possession.
This ground covers a range of scenarios, from complete demolition and rebuilding to major renovation projects. The key test is that the intended works are substantial and cannot reasonably be carried out with the tenant remaining in occupation. Minor repairs or cosmetic improvements will not satisfy this ground. The landlord must show genuine plans for significant works that require the property to be vacant.
Under the Renters' Rights Act 2025, Ground 6 is subject to the 12-month restriction. A landlord cannot serve a Section 8 notice relying on Ground 6 during the first 12 months of the tenancy. This prevents landlords from granting a tenancy and then almost immediately seeking possession for redevelopment.
The notice period for Ground 6 is 4 months. The landlord must serve a Section 8 notice specifying this ground and providing at least 4 months before court proceedings can begin. Evidence of the intended works should accompany or support the notice — such as planning permission, architect drawings, builder quotes, or a development brief.
As a mandatory ground, the court must grant possession if the landlord proves the ground is established. The court will examine whether the landlord has a genuine intention to carry out substantial works, whether the works require vacant possession, and whether the works are realistic and feasible. A vague aspiration to "do up" the property at some unspecified future date will not be enough.
The Renters' Rights Act 2025 includes protections against misuse of Ground 6. If a landlord obtains possession but does not proceed with the stated works within a reasonable timeframe, the local authority may impose a financial penalty. This ensures the ground is used for its intended purpose and not as a pretext for removing tenants.
Tenants displaced under Ground 6 may be entitled to compensation. The landlord should also consider whether the works could be carried out in phases, allowing the tenant to remain in part of the property, as the court may consider this when assessing whether vacant possession is genuinely required.
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.