Of the many changes the Renters' Rights Act is bringing to the Private Rented Sector (PRS), the abolition of "No-fault" Section 21 notices is one of the most significant. As of 1st May, 2026, Section 8 notices are the only legal means for landlords to regain possession of their properties.
Section 8 notices require clearly defined grounds for possession, split into two groups: mandatory and discretionary. Each of these Section 8 grounds has its own criteria, notice periods, and functions.
For many agents, this is a complete operational reset. Processes established under the Housing Act 1988 that relied on flexibility will now need to be torn out at the root. Precision in all things will be the absolute minimum. Accurate documentation, communication records, and proactive tenancy management will play a far greater role in successfully navigating possession proceedings.
In this guide, you'll find every Section 8 ground in detail, including real-world examples of when they apply and what evidence is required. By building your Section 8 knowledge, your agency will be able to get every possession order right the first time.
For years, Section 21 notices were the go-to for many landlords and letting agents looking to end assured shorthold tenancies. Before the Renters' Rights Act, these notices were quick, relatively simple to file, and didn't require naming a specific reason to start the possession process.
Under the Renters' Rights Act, this option is no longer available.
With Section 8 notices becoming the only way to regain possession, the weight of compliance is much heavier. Initiating possession proceedings now requires proceeding with a clear strategy from the onset of the tenancy. With periodic tenancies offering tenants much more flexibility, landlords and letting agents won't be able to "let and forget".
Here are three things you'll have to remember going forward:
Agents and landlords will need to use the correct grounds and ensure their notice fully meets the legal criteria. Using the wrong ground could lead to delays or even a complete dismissal.
Eviction notices will need to be backed by robust, well-documented evidence to support possession claims. This could include rent schedules, inspection reports, the terms of the tenancy agreement, any written communications, and anything relevant to the claim (such as third-party complaints relating to anti-social behaviour). The better the records, the better chance a properly filed notice will have.
Without the ease of Section 21 notices, legal cases against tenants may take longer to prepare and process. This is especially true with discretionary grounds, where the criteria is harder to prove than mandatory grounds. Poorly prepared applications are much more likely to fail.
In a post-RRA world, agents need to understand how Section 8 grounds are structured and how they operate in practice. Each ground reflects a particular situation, from rent arrears to changing landlord circumstances, and each comes with its own legal requirements, notice periods, and evidence.
The most basic part of Section 8 notices is that the grounds fall into two distinct categories:
If a tenant is evicted on a mandatory ground, this means a court must grant possession if the landlord or managing agent can prove the ground applies and all the requirements are met.
These grounds are typically used in more clear-cut cases, such as serious rent arrears or a landlord wishing to sell or move into the property.
In cases involving discretionary grounds, the court will have the final decision on whether it is reasonable to grant possession. This means that there is an additional level of judgement in play, where the court will take factors like the behaviour and circumstances of the tenant into account.
In practice, many possession claims rely on a combination of grounds. For example, an agent dealing with persistent late rent payments may cite both rent arrears-based and conduct-based grounds to strengthen the case.
Another key consideration is notice periods. Each ground for eviction has its own minimum notice requirement, and these can vary significantly depending on the reason for possession. Serving the correct notice at the correct time is critical, as errors here can invalidate the eviction claims and any subsequent court proceedings.
Below, we've included all mandatory and discretionary grounds relevant to private landlords (and social landlords where appropriate). To see a full list of legally defined grounds, click here.
This ground applies when the landlord or a close family member intends to move into the property and use it as their main home.
When it might be used
What evidence is needed?
Notice period
This is a new ground under the Renters' Rights Act. This ground allows landlords to regain possession if they intend to sell the property.
When it might be used:
Evidence required:
Notice period
If the landlord falls into mortgage arrears, this ground lets their lenders gain possession of the property.
When it might be used:
Evidence required:
Notice period
When the landlord' lease with the property owner expires, the superior landlord can use these grounds for repossession.
When it might be used:
Evidence required:
Notice period
This ground is available only to universities and colleges and is used when the educational institute needs the property to house the next cohort of students.
When it might be used:
Evidence required:
Notice period
Similar to ground 4, this ground allows landlords who aren't affiliated with an educational institute to regain possession at the end of the school year.
When it might be used:
Evidence required:
Notice period:
This ground applies where the property is owned by a religious institution and is required for the occupation of a minister of religion.
When it might be used:
Evidence required:
Notice Period:
If a landlord cannot reasonably carry out substantial works while the tenant remains in place, this ground can be used to evict the tenant. If a social landlord uses this ground, they may need to provide their tenant with alternative accommodation.
When it might be used:
Evidence required:
Notice period
This ground applies to a situation where a tenant has died and the tenancy does not pass to a successor. Ground 7 cannot be used if there is a surviving successor living in the property.
When it might be used:
Evidence required:
Notice period:
This ground covers serious cases of anti-social or criminal behaviour and is mandatory where specific conditions are met.
Where it might be used:
Evidence required:
Notice period:
If a tenant has no right to rent under UK immigration law, the Secretary of State will give notice to the landlord. They can then issue this ground to evict the tenant.
Where it might be used:
Evidence required:
Notice period:
If a tenant is found to be in serious rent arrears, landlords can use ground 8 to regain possession of their property. The rules around this ground have changed under the Renters' Rights Act to ensure tenants aren't unfairly penalised.
Where it might be used:
Evidence required:
Note: The tenant cannot be evicted if they pay off the arrears before the case gets to court.
Notice period:
This ground applies when the landlord can offer the tenant suitable alternative accommodation.
When it might be used:
Evidence required:
Notice period:
Two months
This ground can be used when a tenant is in rent arrears at the time the notice is served and when court proceedings begin, even if the arrears do not meet the threshold for Ground 8.
When it might be used:
Evidence required:
Notice period:
Ground 11 applies where a tenant regularly pays rent late, even if they are not currently in arrears.
When it might be used:
Evidence required:
Notice period:
This ground can be used if a tenant breaches any term of their tenancy agreement, other than rent arrears.
When it might be used:
Evidence required:
Notice period:
This ground applies where the tenant has caused the property's condition to deteriorate through neglect or poor behaviour.
When it might be used:
Evidence required:
Notice period:
This ground covers behaviour likely to cause nuisance, annoyance, alarm, or distress to neighbours or the local community.
When it might be used:
Evidence required:
Notice period:
This ground is available to social landlords where one partner has left the property because of domestic abuse carried out by the other partner.
When it might be used:
Evidence required:
Notice period:
This ground applies where a tenant has been convicted of an offence committed during a riot anywhere in the UK.
When it might be used:
Evidence required:
Notice period:
This ground applies in furnished properties where the tenant or someone living with them has damaged the landlord’s furniture.
When it might be used:
Evidence required:
Notice period:
This ground can be used where the tenant obtained the tenancy by making a false statement.
When it might be used:
Evidence required:
Notice period:
With the Renters’ Rights Act now in force, the private rented sector has officially entered a new era of possession proceedings. Section 21 notices are no longer available, and agents and landlords must adapt
This is no longer a conversation about preparing for change. The change is here. Every possession claim must now be supported by the correct grounds, backed by robust evidence, and handled with complete procedural accuracy.
That means the day-to-day management of tenancies has become more important than ever. Agencies that fail to adapt risk delays, dismissed claims, and increased pressure from landlords frustrated by avoidable mistakes.
To operate successfully under the new rules, agents should now be focusing on:
Now that Section 21 notices aren’t available to agents and landlords, possession proceedings are no longer a reactive administrative task. They require careful planning, strong documentation, and a detailed understanding of the legal framework surrounding Section 8.
As agents adapt to the new possession landscape, having the right systems and operational support in place is essential.
Goodlord’s platform helps agents manage the tenancy lifecycle more effectively, with tools designed to support compliance, maintain accurate records, and streamline communication throughout the tenancy. By keeping documentation organised and accessible, agents are better positioned to evidence possession claims and reduce the risk of costly procedural errors.
Alongside its technology, Goodlord continues to provide agents with practical guidance and up-to-date insight into the Renters’ Rights Act and the wider regulatory changes affecting the PRS.
Now that Section 8 has become the sole route to possession, the agents who succeed will be the ones who combine strong operational processes with a thorough understanding of the legislation. Getting those foundations right today will be critical to navigating possession proceedings successfully in the years ahead.
If you’re interested in hearing more about how Goodlord can help you, get in touch with our expert team here.