Section 8 notice grounds are the legal reasons a landlord can claim possession. Every notice must state at least one. Since Section 21 was abolished in May 2026, no claim can proceed without one.
Grounds fall into two types. The difference decides your odds.
| Mandatory grounds | Discretionary grounds | |
| If proven | Court must grant possession | Judge decides if reasonable |
| Judge’s power | None | Can refuse or suspend |
| Evidence needed | Proof of the ground | Proof plus reasonableness |
Always check which type you are relying on before serving.
Mandatory Section 8 grounds
| Ground | Situation | Notice |
| 1 | Landlord or family moving in | 4 months |
| 1A | Landlord intends to sell | 4 months |
| 1B | Sale by mortgage lender | 4 months |
| 2 | Mortgage repossession | 4 months |
| 4A | Student HMO, end of year | 4 months |
| 6 | Redevelopment | 4 months |
| 7 | Death of tenant | 2 months |
| 7A | Serious ASB, conviction | Immediate |
| 8 | Rent arrears of 3 months | 4 weeks |
Discretionary Section 8 grounds
| Ground | Situation | Notice |
| 10 | Some rent arrears | 4 weeks |
| 11 | Persistent late payment | 4 weeks |
| 12 | Breach of tenancy terms | 2 weeks |
| 13 | Property deterioration | 2 weeks |
| 14 | Nuisance, anti-social behaviour | Immediate |
| 15 | Damage to furniture | 2 weeks |
| 17 | Tenancy obtained by false statement | 2 weeks |
Where several grounds are pleaded, the longest notice period applies to the whole notice.
Which grounds to combine
Never rely on one ground where others apply.
| Problem | Grounds to plead |
| Rent arrears | 8 + 10 + 11 |
| Anti-social behaviour | 7A + 14 |
| Property damage | 13 + 12 |
| Subletting | 12 + 15 |
Combining a mandatory ground with discretionary ones gives you a fallback if the mandatory one fails.
The Ground 8 trap
Ground 8 needs three months’ arrears — at service and at the hearing.
Tenants often pay just enough beforehand to drop below the threshold. Ground 8 then collapses entirely.
Arrears from unpaid Universal Credit housing element are also disregarded from the count.
This is why competent claims never plead Ground 8 alone.
One thing to watch: Ground 8A does not exist. It appeared in the previous government’s draft bill and was dropped. Guides still describing it are recycling a dead draft.
Get the ground right first time
Evictions Lawyers UK reviews your situation and confirms which Section 8 grounds apply. Notices drafted and served from £100 + VAT.
A wrong ground means a dismissed claim, a lost £415 court fee and months of further arrears. Evictions Lawyers UK gets it right the first time.
Request a free case review or call 0333 050 5381.
FAQs
How many Section 8 grounds are there?
The Renters’ Rights Act 2025 expanded the list substantially. The commonly used grounds are set out above; the full list is in Schedule 2 to the Housing Act 1988 as amended.
Can I use more than one ground?
Yes, and you usually should. Combining mandatory and discretionary grounds protects the claim if one fails.
What is the difference between mandatory and discretionary grounds?
On a mandatory ground, the court must grant possession if it is proven. On a discretionary ground, the judge decides whether eviction is reasonable.
See our guides to the Section 8 notice and the eviction process in England.
