- \n
- how Section 8 works<\/a><\/li>\n\n\n\n
- Section 8 eviction notices<\/a><\/li>\n\n\n\n
- Section 8 grounds for eviction<\/a><\/li>\n\n\n\n
- Section 8 notice periods<\/a><\/li>\n<\/ul>\n<\/div>\n\n\n\n
\n- \n
- how to serve a Section 8 notice<\/a><\/li>\n\n\n\n
- the difference between Section 8 and Section 21<\/a><\/li>\n\n\n\n
- Renters’ Rights Bill changes to Section 8<\/a><\/li>\n\n\n\n
- 5 tips for reducing the need to evict tenants<\/a><\/li>\n<\/ul>\n<\/div>\n<\/div>\n\n\n\n
\nWhat is Section 8<\/strong>?<\/h2>\n\n\n\n
Section 8 refers to Section 8 of the Housing Act 1988, under which landlords can evict tenants if the tenancy agreement has been broken or they want to change the use of the property.<\/p>\n\n\n\n
Reasons for tenants breaking their tenancy agreement could include:<\/p>\n\n\n\n
- \n
- not paying their rent<\/li>\n\n\n\n
- anti-social behaviour<\/li>\n\n\n\n
- using the property for criminal activities<\/li>\n<\/ul>\n\n\n\n
Meanwhile, reasons for changing the use of the property could include:<\/p>\n\n\n\n
- \n
- the landlord needing to live there themself<\/li>\n\n\n\n
- redevelopment<\/li>\n\n\n\n
- using the property as a holiday or student let<\/li>\n<\/ul>\n\n\n\n
How does Section 8 work?<\/h3>\n\n\n\n
A Section 8 eviction can happen at any time during an Assured Shorthold Tenancy<\/a> (before the contract comes to an end). This is different to a Section 21 eviction, which can only happen at the end of a tenancy \u2013 though this and assured tenancies are soon to be abolished as part of the Renters\u2019 Rights Bill.<\/p>\n<\/div>\n\n\n\n
What is a Section 8 eviction notice?<\/h2>\n\n\n\n
A Section 8 notice is a warning that the landlord is seeking possession of their property due to a desire to change its use or because there’s been a breach of the tenancy agreement.<\/p>\n\n\n\n
Although a Section 8 notice asks a tenant to vacate the property, they won\u2019t need to do so immediately as there will be a notice period.<\/p>\n\n\n\n
If the notice period expires and the tenant doesn\u2019t leave the property, the landlord can start a possession claim through the courts to evict the tenant.<\/p>\n\n\n\n
For a Section 8 notice to be valid, it needs to include the reason for the eviction (known as \u2018grounds for possession\u2019), plus supporting evidence where possible.<\/p>\n\n\n\n
\nSection 8 notice grounds for eviction<\/h2>\n\n\n\n
There are eight \u201cmandatory\u201d grounds for eviction and a further nine \u201cdiscretionary\u201d grounds for eviction. During the court process mandatory grounds<\/a> must be upheld, as long as the landlord provides sufficient supporting evidence. If a Section 8 notice is based on discretionary grounds<\/a>, the court will assess how reasonable the landlord\u2019s claim is.<\/p>\n\n\n\n
\n\nMandatory grounds<\/strong><\/p>\n\n\n\n
- \n
- Ground 1: Owner occupation<\/a><\/li>\n\n\n\n
- Ground 2: Repossession by lender<\/a><\/li>\n\n\n\n
- Ground 3: Out of season holiday let<\/a><\/li>\n\n\n\n
- Ground 4: Lets to students by educational institutions<\/a><\/li>\n\n\n\n
- Ground 5: Minister of religion<\/a><\/li>\n\n\n\n
- Ground 6: Redevelopment<\/a><\/li>\n\n\n\n
- Ground 7: Death of assured tenant<\/a><\/li>\n\n\n\n
- Ground 7A: Anti-social behaviour<\/a><\/li>\n\n\n\n
- Ground 7B: No right to rent<\/a><\/li>\n\n\n\n
- Ground 8: Serious rent arrears<\/a><\/li>\n<\/ul>\n<\/div>\n\n\n\n
\nDiscretionary grounds<\/strong><\/p>\n\n\n\n
- \n
- Ground 9: Suitable alternative accommodation<\/a><\/li>\n\n\n\n
- Ground 10: Rent arrears<\/a><\/li>\n\n\n\n
- Ground 11: Persistent delay in rent payments<\/a><\/li>\n\n\n\n
- Ground 12: Breach of tenancy obligation<\/a><\/li>\n\n\n\n
- Ground 13: Deterioration in the condition of the property or common parts<\/a><\/li>\n\n\n\n
- Ground 14: Nuisance, annoyance, illegal or immoral use of the property<\/a><\/li>\n\n\n\n
- Ground 15: Deterioration of furniture<\/a><\/li>\n\n\n\n
- Ground 16: Employee of landlord<\/a><\/li>\n\n\n\n
- Ground 17: Recovery of possession where grant is induced by false statement<\/a><\/li>\n<\/ul>\n<\/div>\n<\/div>\n<\/div>\n\n\n\n
Section 8: mandatory grounds for possession<\/h3>\n\n\n\n
Ground 1: Owner occupation (prior notice ground)<\/h4>\n\n\n\n
This ground can be used if:<\/p>\n\n\n\n
- \n
- the landlord lived in the property as their main home before the tenancy and wants to move back in<\/li>\n\n\n\n
- the landlord needs the property to live in for themself or their spouse<\/li>\n<\/ul>\n\n\n\n
Ground 2: Repossession by lender<\/h4>\n\n\n\n
This ground can be used if a mortgage lender is repossessing the property and needs it to be empty for a sale.<\/p>\n\n\n\n
It has a minimum notice period of two months.<\/p>\n\n\n\n
Ground 3: Out of season holiday let<\/h4>\n\n\n\n
This ground can be used if the property was previously used as a holiday let<\/a> and the landlord wants to use it for this purpose again. For this ground to be valid, the current tenancy must be for a fixed term of less than eight months.<\/p>\n\n\n\n
It has a minimum notice period of two weeks.<\/p>\n\n\n\n
![\"A](\"https:\/\/www.simplybusiness.co.uk\/wp-content\/uploads\/sites\/3\/2023\/06\/holiday-lets-section-8-notices-scaled.jpeg?w=1024\")
Maksims\/stock.adobe.com<\/figcaption><\/figure>\n\n\n\n Ground 4: Lets to students by educational institutions<\/h4>\n\n\n\n
This ground can be used if the property was previously used as a student let and the landlord wants to use it for this purpose again. For this ground to be valid, the current tenancy must be for a fixed term of less than 12 months.<\/p>\n\n\n\n
It has a minimum notice period of two weeks.<\/p>\n\n\n\n
Ground 5: Minister of religion<\/h4>\n\n\n\n
This ground can be used if the property is held for use by a minister of religion such as a bishop or priest, and is needed for this use.<\/p>\n\n\n\n
It has a minimum notice period of two months.<\/p>\n\n\n\n
\n<\/div>\n\n\n\nGround 6: Redevelopment<\/h4>\n\n\n\n
This ground can be used if the landlord wants to demolish or reconstruct<\/a> the whole or a substantial part of the property and the work can\u2019t be completed while the tenant lives there. In this case, the landlord is likely to be liable for moving costs.<\/p>\n\n\n\n
It has a minimum notice period of two months.<\/p>\n\n\n\n
![\"A](\"https:\/\/www.simplybusiness.co.uk\/wp-content\/uploads\/sites\/3\/2023\/06\/property-renovation-section-8-evictions-scaled.jpeg?w=1024\")
Angelov\/stock.adobe.com<\/figcaption><\/figure>\n\n\n\n Ground 7: Death of assured tenant<\/h4>\n\n\n\n
This ground can be used if an existing tenant passes away. The claim for possession must be made within 12 months of the tenant\u2019s death and it won\u2019t be valid if there\u2019s a surviving spouse living at the property.<\/p>\n\n\n\n
It has a minimum notice period of two months.<\/p>\n\n\n\n
Ground 7A: Anti-social behaviour<\/h4>\n\n\n\n
This ground can be used if a tenant meets one of the five conditions for anti-social behaviour:<\/p>\n\n\n\n
- \n
- noise nuisance<\/li>\n\n\n\n
- conviction of a serious offence<\/li>\n\n\n\n
- breach of a criminal behaviour order<\/li>\n\n\n\n
- closure order<\/li>\n\n\n\n
- breach of an injunction to prevent nuisance or annoyance<\/li>\n<\/ul>\n\n\n\n
It has a minimum notice period of one month for fixed term tenancies or four weeks for periodic tenancies.<\/p>\n\n\n\n
Ground 7B: No right to rent<\/h4>\n\n\n\n
This ground can be used if the Home Office notifies the landlord that one of the tenants living at the property doesn\u2019t have the right to rent<\/a> in the UK due to their immigration status.<\/p>\n\n\n\n
It has a minimum notice period of two weeks.<\/p>\n\n\n\n
Ground 8: Serious rent arrears<\/h4>\n\n\n\n
This ground can be used if the tenants owe a minimum of:<\/p>\n\n\n\n
- \n
- eight weeks\u2019 rent if they pay weekly or fortnightly<\/li>\n\n\n\n
- two months\u2019 rent if they pay monthly<\/li>\n\n\n\n
- three months\u2019 rent if they pay quarterly or annually<\/li>\n<\/ul>\n\n\n\n
Read more: <\/strong>Help with rent arrears \u2013 a guide for landlords<\/a><\/p>\n\n\n\n
Section 8: discretionary grounds for possession<\/h3>\n\n\n\n
Ground 9: Suitable alternative accommodation<\/h4>\n\n\n\n
This ground can be used if the landlord wants to regain possession of their property and they can provide suitable alternative accommodation that meets the needs of the tenant.<\/p>\n\n\n\n
It has a minimum notice period of two months.<\/p>\n\n\n\n
Ground 10: Rent arrears<\/h4>\n\n\n\n
This ground can be used if the tenant is in rent arrears that aren\u2019t as serious as those used for mandatory ground 8.<\/p>\n\n\n\n
It has a minimum notice period of two weeks.<\/p>\n\n\n\n
Ground 11: Persistent delay in rent payments<\/h4>\n\n\n\n
This ground can be used if the tenant has a history of paying their rent late. There doesn\u2019t have to be any outstanding rent arrears for this to be used as a discretionary ground for a Section 8 notice.<\/p>\n\n\n\n
It has a minimum notice period of two weeks.<\/p>\n\n\n\n
Ground 12: Breach of tenancy obligation<\/h4>\n\n\n\n
This ground can be used if the tenant has broken any part of the tenancy agreement that isn\u2019t rent arrears. For example, this could be smoking inside the property.<\/p>\n\n\n\n
It has a minimum notice period of two weeks.<\/p>\n\n\n\n
Ground 13: Deterioration in the condition of the property or common parts<\/h4>\n\n\n\n
This ground can be used if the property has been damaged by the tenant.<\/p>\n\n\n\n
It has a minimum notice period of two weeks.<\/p>\n\n\n\n
Ground 14: Nuisance, annoyance, illegal or immoral use of the property<\/h4>\n\n\n\n
This ground can be used if the tenant is using the property for illegal or immoral activities, such as dealing drugs. It can also be used if the tenant is deemed to be a nuisance to neighbours.<\/p>\n\n\n\n
It doesn\u2019t have a minimum notice period \u2013 proceedings can start as soon as the notice is served.<\/p>\n\n\n\n
Ground 15: Deterioration of furniture<\/h4>\n\n\n\n
This ground is similar to ground 13 and can be used if the tenant causes damage to furniture provided by the landlord.<\/p>\n\n\n\n
It has a minimum notice period of two weeks.<\/p>\n\n\n\n
![\"A](\"https:\/\/www.simplybusiness.co.uk\/wp-content\/uploads\/sites\/3\/2023\/06\/property-damage-section-8-evictions-scaled.jpeg?w=1024\")
EwaStudio\/stock.adobe.com<\/figcaption><\/figure>\n\n\n\n Ground 16: Employee of landlord<\/h4>\n\n\n\n
This ground can be used if the tenant was renting the property while working for the landlord but that employment has now ended.<\/p>\n\n\n\n
It has a minimum notice period of two months.<\/p>\n\n\n\n
Ground 17: Recovery of possession where grant is induced by false statement<\/h4>\n\n\n\n
This ground can be used if the tenant has rented the property on the basis of false information, given either knowingly or recklessly. False information could be the wrong salary, which could also be a reason why a tenant falls into rent arrears.<\/p>\n\n\n\n
It has a minimum notice period of two weeks.<\/p>\n\n\n\n
Evictions are a complex issue, so make sure you seek professional legal advice at the earliest opportunity.<\/p>\n\n\n\n
\nWhat is a Section 8 notice period?<\/h2>\n\n\n\n
The notice period is the length of time the tenant has to leave the property. As you can see from the grounds for eviction above, notice periods for Section 8 evictions can be anything from immediate up to two months.<\/p>\n\n\n\n
Notice periods can be extended if the eviction notice is invalid or if leaving the property by a certain date could cause hardship for the tenant.<\/p>\n\n\n\n
If the tenant doesn\u2019t leave the property by the end of the time stated and the Section 8 notice is valid, the landlord can then go to the courts to claim a possession order.<\/p>\n\n\n\n
What\u2019s the soonest you can evict a tenant?<\/h3>\n\n\n\n
If you serve a Section 8 eviction notice using ground 14, there\u2019s no minimum notice period. This means you can apply to the court to repossess your property as soon as you\u2019ve served the eviction notice. <\/p>\n\n\n\n
Most other Section 8 grounds for eviction have a notice period of between two weeks and two months. <\/p>\n\n\n\n
It\u2019s important to note that as a result of the Renters\u2019 Rights Bill, eviction notice periods could change.<\/p>\n<\/div>\n\n\n\n
How to serve a Section 8 notice<\/h2>\n\n\n\n
To issue a valid Section 8 notice, you\u2019ll need to download the latest version of \u201cForm 3<\/a>\u201d from the government website.<\/p>\n\n\n\n
When filling out the form, it will need to include the details of the tenancy, the grounds for eviction, plus the length of the notice period.<\/p>\n\n\n\n
It\u2019s important to note that a Section 8 notice can have multiple grounds for eviction, including a mix of mandatory and discretionary reasons.<\/p>\n\n\n\n
Depending on what it says in the tenancy agreement, the eviction notice could be delivered in person, put through the letterbox, or sent by post.<\/p>\n\n\n\n
What\u2019s the difference between Section 8 and 21?<\/h2>\n\n\n\n
As detailed above, Section 8 evictions can be used by landlords when they want to change the use of their property or a tenant has broken their tenancy agreement. Section 8 grounds are specific and defined in law. <\/p>\n\n\n\n
On the other hand, a landlord doesn\u2019t need to give a reason to serve a tenant with a Section 21 notice. Landlords can serve a Section 21 notice a minimum of two months before the end of a tenancy contract. <\/p>\n\n\n\n
For a Section 21 notice to be valid, landlords must comply with a range of regulations such as:<\/p>\n\n\n\n
- \n
- having a valid gas safety certificate<\/a> and Energy Performance Certificate<\/a> (EPC)<\/li>\n\n\n\n
- not charging tenants any fees banned by the Tenant Fees Act<\/a><\/li>\n\n\n\n
- making sure tenants have an up to date version of the How to Rent guide<\/a><\/li>\n<\/ul>\n\n\n\n
Renters’ Rights Bill \u2013 is the eviction process changing?<\/strong><\/h2>\n\n\n\n
As part of the Renters\u2019 Rights Bill<\/a>, Section 21 evictions are being abolished. This means landlords will no longer be able to evict tenants at the end of their contract without giving a reason.<\/p>\n\n\n\n
These changes mean that landlords may have to rely on Section 8 evictions more than ever. The government has pledged to strengthen Section 8 with more grounds for landlords to evict tenants, however it has yet to publish details on how this could work.<\/p>\n\n\n\n
However, it\u2019s been proposed that under the new system, tenants will be protected from eviction for 12 months (unless they break their tenancy agreement). <\/p>\n\n\n\n
This means that if a landlord wants to sell or move into a property, they\u2019ll have to wait a year and then give the tenant an additional four months\u2019 notice.<\/p>\n\n\n\n
While there\u2019s not yet an official date for these new rental changes, they\u2019re expected to become law before the end of 2025.<\/p>\n\n\n\n
\n5 tips for reducing the need to evict tenants<\/h2>\n\n\n\n
As we mentioned earlier, pursuing an eviction should always be a last resort. Evicting tenants is a complex process that can be very time-consuming and expensive for landlords.<\/p>\n\n\n\n
Below are tips to help you reduce the chances of needing to evict a tenant using Section 8:<\/p>\n\n\n\n
<\/p>\n\n\n\n
- \n
- Communication is key<\/strong> \u2013 having open and regular communication with your tenants can help to build a relationship, which could reduce the chances of them breaking their tenancy agreement. By speaking about any issues as soon as they happen, they could be resolved before they get worse.<\/li>\n\n\n\n
- Payment plans can reduce arrears<\/strong> \u2013 if your tenant isn\u2019t paying their rent, it\u2019s worth speaking to them about why not. Organising a payment plan can help them to get back on track and make sure you receive the rent you\u2019re owed without going to the courts.<\/li>\n\n\n\n
- Regular inspections keep you in the loop<\/strong> \u2013 by visiting your property every three to six months, you can spot any damage or illegal behaviour. Inspections are a good time to speak to renters about any issues and if your tenants know you\u2019re committed to visiting the property, they\u2019re less likely to break their tenancy agreement.<\/li>\n\n\n\n
- Warnings about tenancy breaches can make a difference<\/strong> \u2013 before issuing an eviction notice, you should send your tenants warnings about the rules they\u2019re breaking. This could encourage them to change their behaviour if they don\u2019t want you to start eviction proceedings.<\/li>\n\n\n\n
- Make sure compliance checks and documentation are watertight<\/strong> \u2013 your tenancy agreement should make clear all the rules tenants need to follow when living in your property, making sure there are no grey areas. Meanwhile, completing important right to rent checks means you won\u2019t have to evict tenants who aren\u2019t legally allowed to live in the UK.<\/li>\n<\/ul>\n<\/div>\n\n\n\n
Please use this article as a guide only and get professional legal advice before starting any eviction proceedings.<\/strong><\/p>\n\n\n\n
More guides for buy-to-let landlords<\/h3>\n\n\n\n
- \n
- How to get a buy-to-let mortgage: a simple guide<\/a><\/li>\n\n\n\n
- What do landlords need to know about the How to Rent guide?<\/a><\/li>\n\n\n\n
- Delays to new energy efficiency standards for rental properties<\/a><\/li>\n\n\n\n
- What does accidental damage insurance cover?<\/a><\/li>\n<\/ul>\n\n\n\n
\n<\/div>\n\n\n\n<\/p>\n","protected":false},"excerpt":{"rendered":"
Learn when you may need to use a Section 8 notice to evict tenants.<\/p>\n","protected":false},"author":3,"featured_media":3357,"comment_status":"open","ping_status":"closed","template":"","meta":{"sb_hreflang":"","sb_hreflang_url":"","disable_breadcrumbs":false,"sb_breadcrumbs":[],"sb_reviewed_by":"","sb_review_date":"","sb_enable_content_gating":true,"footnotes":""},"categories":[334],"hidden-category":[],"coauthors":[20],"class_list":["post-1570","knowledge","type-knowledge","status-publish","has-post-thumbnail","hentry","category-landlord-regulation"],"yoast_head":"\n
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A trained journalist, Conor\u2019s previous experience includes writing for several leading online property trade publications. Conor has worked at Simply Business as a Copywriter for three years, specialising in the buy-to-let market, landlords, and small business finance. <a href=\\\"https:\/\/www.linkedin.com\/in\/conor-shilling-b646632a\/\\\" target=\\\"_blank\\\" rel=\\\"noopener\\\">Connect with Conor on LinkedIn.<\/a>\"},\"headline\":\"What is a Section 8 notice \u2013 and how can landlords serve 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- What do landlords need to know about the How to Rent guide?<\/a><\/li>\n\n\n\n
- Payment plans can reduce arrears<\/strong> \u2013 if your tenant isn\u2019t paying their rent, it\u2019s worth speaking to them about why not. Organising a payment plan can help them to get back on track and make sure you receive the rent you\u2019re owed without going to the courts.<\/li>\n\n\n\n
- not charging tenants any fees banned by the Tenant Fees Act<\/a><\/li>\n\n\n\n
- having a valid gas safety certificate<\/a> and Energy Performance Certificate<\/a> (EPC)<\/li>\n\n\n\n
- Ground 10: Rent arrears<\/a><\/li>\n\n\n\n
- Ground 2: Repossession by lender<\/a><\/li>\n\n\n\n
- Ground 1: Owner occupation<\/a><\/li>\n\n\n\n
- the difference between Section 8 and Section 21<\/a><\/li>\n\n\n\n
- Section 8 eviction notices<\/a><\/li>\n\n\n\n