Since Section 21 was abolished on 1 May 2026, Section 8 — with a specific, provable ground — is the only way to end a tenancy in England. That's a much bigger deal than it sounds: pick the wrong ground, or don't have the evidence to back it up, and your possession claim can be delayed or thrown out entirely. Here's a practical run-through of the grounds that actually come up for individual, self-managing landlords.
Mandatory vs discretionary — the distinction that matters most
Every Section 8 ground falls into one of two categories, and knowing which is critical to how confident you can be going in.
Mandatory grounds: if you can prove the ground applies and you've met the requirements, the court must grant possession. There's no judgement call. Discretionary grounds: even if you prove the ground applies, the court decides whether it's reasonable to grant possession, weighing up the circumstances. This gives more room for argument on both sides.
In practice, many real cases cite more than one ground at once — a tenant with a pattern of late rent payments and separate breaches of the tenancy agreement, for example, is often stronger evidenced across two or three grounds than one.
The grounds most individual landlords actually use
The full list runs to around 18 grounds, but several only apply to social landlords, universities, or religious institutions. Here's what's actually relevant if you're a self-managing landlord with a handful of properties.
Rent arrears — Grounds 8, 10, and 11
| Ground | Type | When it applies | Notice |
|---|---|---|---|
| Ground 8 | Mandatory | Serious arrears — at least 3 months' unpaid rent for a monthly tenancy (13 weeks for weekly/fortnightly), owed both when the notice is served and at the hearing | 4 weeks |
| Ground 10 | Discretionary | Some arrears at the time of notice and at the start of proceedings, even below the Ground 8 threshold | 4 weeks |
| Ground 11 | Discretionary | A tenant who persistently pays rent late, even if not currently in arrears | 4 weeks |
Ground 8 is the one landlords rely on most, but note the threshold was raised under the Renters' Rights Act — it's now three months' arrears, not two. If a tenant clears the arrears before the case reaches court, a Ground 8 claim can collapse, which is part of why Grounds 10 and 11 exist as fallback options built on a pattern of behaviour rather than a single arrears snapshot.
Landlord circumstances — Grounds 1, 1A, 2, and 6
| Ground | Type | When it applies | Notice |
|---|---|---|---|
| Ground 1 | Mandatory | You or a close family member intend to move in and use the property as your main home | 4 months |
| Ground 1A | Mandatory | You intend to sell the property | 4 months |
| Ground 2 | Mandatory | Your mortgage lender is repossessing the property | 4 months |
| Ground 6 | Mandatory | Substantial redevelopment work that can't reasonably happen with the tenant in place | 4 months |
Ground 1A is new under the Renters' Rights Act and is the one to know if you're planning to exit the rental market or release capital — you'll need to evidence a genuine intention to sell, such as instructing an agent or listing the property. Both Ground 1 and Ground 1A carry a four-month notice period, so they need planning well ahead of when you actually need the property back.
Tenant conduct — Grounds 12, 13, 14, 15, and 17
| Ground | Type | When it applies | Notice |
|---|---|---|---|
| Ground 12 | Discretionary | Breach of any tenancy term other than rent — unauthorised pets, subletting, breaching a no-smoking clause | 2 weeks |
| Ground 13 | Discretionary | The property's condition has deteriorated through neglect, beyond fair wear and tear | 2 weeks |
| Ground 14 | Discretionary | Behaviour causing nuisance or annoyance to neighbours — noise, harassment, drug activity | Immediate |
| Ground 15 | Discretionary | Damage to the landlord's furniture in a furnished let | 2 weeks |
| Ground 17 | Discretionary | The tenant obtained the tenancy through a false statement — fake references, undisclosed information | 2 weeks |
Ground 7A (serious anti-social behaviour tied to a criminal conviction or closure order) is mandatory rather than discretionary, but it requires a much higher evidential bar — a formal court finding, not just a complaint — so it's less commonly available than Ground 14.
Evidence is what actually wins these cases
Every discretionary ground — which is most of the ones above — comes down to what you can show the court. Rent schedules, dated correspondence, inspection reports with photos, and a documented history of communication all matter far more under a grounds-based system than they did when Section 21 didn't require a reason at all. If you're relying on a pattern (late payments, ongoing breaches, deteriorating condition), a single incident rarely carries the same weight as a documented trail over time.
How Slatebase helps
Slatebase keeps rent payment history, maintenance and inspection records, and tenancy documents together for each property, so if you ever need to build a case for possession, the evidence trail is already there rather than scattered across emails, texts, and a spreadsheet. The legal document generator produces Section 8 notices reflecting the current grounds and notice periods, rather than a template drafted before the Renters' Rights Act reforms.
This article is for general information and does not constitute legal advice. Housing law changes, and the correct ground, evidence requirements, and notice period for your situation should be verified against current legislation and guidance before serving any notice. Consider seeking independent legal advice for possession proceedings.