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What Are The Grounds For Tenant Eviction In 2023?

Updated Jan 2023

contains all current legal information in accordance with the latest laws of England & Wales

Grounds For Eviction

Many landlords are now handling the eviction process themselves by serving a Section 8, but there are a few details that must be 100% accurate. Some landlords attempting to evict tenant’s themselves unknowingly serve an invalid notice which consequently delays the entire eviction process. This may ultimately result in more lost rent for the landlord.

Section 8 Notice

A Section 8 notice to quit is sometimes referred to as a Section 8 possession notice. It must be completed and served correctly on the tenant(s). This will allow the landlord to seek possession of the property from the tenant during the term of the Assured Shorthold Tenancy (AST). The Section 8 notice needs to show that the tenant has breached the conditions of the tenancy agreement. Any term or condition within the tenancy agreement that is seen to have been broken constitutes a ‘breach’. The most common type of breach is non-payment or late payment of rent, however, damage to the property, unsociable conduct, and subletting are also grounds for a possession order.

To make a Section 8 form valid, the landlord must state which grounds the tenant has breached according to Schedule 2 of the Housing Act 1988.

All Section 8 forms require the landlord to specify the grounds for eviction, without exception.

These grounds for possession, under Schedule 2 of the Housing Act 1988, fall into 2 main categories and areas follows;

  • Mandatory Grounds – this covers Grounds 1 to 8 and if one of these grounds is given on a Section 8 form the court must grant possession to the landlord.
  • Discretionary Grounds – this covers Grounds 9 to 17 and in these cases the court will only grant possession if it feels it is reasonable to do so.
GroundShort Description
Ground 1The landlord requires the property in order to use it as their main residence. This ground can only be used if the landlord used the property as their main residence prior to the tenancy beginning.
Ground 2The mortgage lender on the property has served notice to foreclose. In this case the mortgage in question has to predate the start of the tenancy.
Ground 3The property was previously used as a holiday let and is required to return to the status of holiday let. For the exact conditions that apply to this Ground please see the Housing Act 1988.
Ground 4The property is being let by an educational institution and is now required by students of the educational institution. Written notice that this may happen must be served before the tenancy begins.
Ground 5The property is owned by a religious body and they require possession for a member of their church i.e. a Minister of Religion.
Ground 6The landlord wants to demolish and reconstruct, or redevelop all or part of the property. The tenant needs to have refused to live in all or part of the property while work is carried out for this ground to be feasible. If granted the landlord is required to pay all reasonable moving costs to the tenant.
Ground 7The current tenant is a tenant heir and is not named on the original tenancy agreement. The landlord must serve a Section 8 notice within 12 months of the death of the named tenant.
Ground 8The tenant has failed to pay more than 8 weeks rent in the case of weekly payments, 2 months in the case of monthly payments or 1 quarter in the case of quarterly payments. Ground 8 is often cited in conjunction with Grounds 10 and 11 so that a partial payment by the tenant just prior to the court hearing doesn’t render the possession order obsolete. Note: When claiming possession under this ground, it is advisable to cite more than one ground since, if the tenant pays off part of the arrears shortly before the hearing, this ground can no longer be proved and possession proceedings will have to be abandoned. It is, therefore, common practice to cite more than one ground for rent arrears (i.e. grounds 8, 10 & 11), if applicable, and to also wait until at least two months’ rent (or eight weeks in the case of a weekly tenancy) is unpaid before issuing the Section 8 Notice.
Ground 9Suitable accommodation of the same type and quality has been offered to the tenant and refused. The landlord is required to pay all reasonable removal costs if possession is granted.
Ground 10The rent is in arrears but by no more than 8 weeks in the case of weekly payments, 2 months in the case of monthly payments and 1 quarter in the case of quarterly payments.
Ground 11The tenant is repeatedly late with payments or repeatedly fails to pay their rent until prompted by the landlord.
Ground 12The tenant has breached any of the terms listed in the tenancy agreement.
Ground 13The tenant has neglected or damaged the property, or they have sublet the property to another individual who has neglected or damaged the property.
Ground 14The tenant is considered a nuisance to neighbours or other tenants and has received complaints concerning their conduct.
Ground 15The furniture listed on the property inventory has been misused, damaged, broken or sold by the tenant or any individual living with them.
Ground 16The property was let to the tenant as a condition of their employment but the employment has now come to an end.
Ground 17The property was let on the basis of false information provided by the tenant or one of their referees/ guarantor.

How much notice is given in a Section 8?

➤ The amount of notice a landlord is required to give differs according to the grounds they are citing on the Section 8 form. Ground 2 for example, requires a minimum of 2 months’ notice but grounds 8, 10, 11, 12, 13, 14, 15, 16 and 17 only require 2 weeks’ notice.

What happens after the Section 8 Notice has been served?

➤ All Section 8 forms must clearly state the date on which the notice expires. This is the date that the tenant has to have paid their rent arrears by, or have vacated the property by, and in nearly 80% of cases the tenant leaves or pays before this date arrives.

➤ If the tenant refuses, the landlord can start court possession proceedings on the day following the date cited on the Section 8 form.

➤ To do this the landlord has to acquire forms N5 and N119 from their local county court and pay the appropriate court fee. This then starts the process of gaining a possession order.

Will a Section 8 guarantee that a possession order will be granted?

➤ In simple terms, NO! The likelihood of being granted a possession order is dependent on the Grounds cited on the Section 8 form, and as mentioned earlier some grounds are mandatory while others are discretionary.

➤ Grounds 2 and 8 are always granted the order but the circumstances surrounding the other grounds are carefully considered by the court before a decision is made.

➤ The evidence of the landlord and any evidence submitted by the tenant is looked at closely and factors such as hardship and extenuating circumstances suffered by the tenant are taken into consideration.

➤ If a possession order is granted it normally takes effect within 14 days, but in cases of true hardship on the part of the tenant this can sometime be extended to six weeks.

➤ Tenant eviction can be a bit of a minefield for the uninitiated landlord and the safest and fastest way to evict a tenant is to use a tenant eviction specialist, who could take care of all the paperwork and appoint trained legal teams to deal with the hassle.

Using A Solicitor To Handle The Legal Process On Your Behalf

Find Reviewed & Approved Rental Market Providers, Suppliers & Services, including reviews for all major Tenant Eviction Solicitors right here on RentalMarket.org – the biggest forum for rental market reviews in the UK.