Eviction grounds under the Renters' Rights Act: an overview

The Renters' Rights Act 2025 fundamentally changed how landlords can end tenancies in England. Fixed-term assured shorthold tenancies are being replaced with periodic tenancies that roll month-to-month, and section 21 "no-fault" evictions are being abolished. Instead, landlords must use specific grounds from a revised Schedule 2 of the Housing Act 1988. This guide provides an overview of the new grounds.

Key facts

• Ministry of Justice figures show landlords made 22,733 possession claims in the county courts of England and Wales in January to March 2026, with 6,888 repossessions carried out by county court bailiffs. Mortgage and landlord possession statistics, GOV.UK
• In the same quarter there were 16,848 possession orders and 10,172 warrants, each down on the same period a year earlier. Mortgage and landlord possession statistics, GOV.UK

What changed?

Before the Renters' Rights Act, the most common way landlords ended private tenancies was with a section 21 notice, a "no-fault" notice that did not require the landlord to give any reason. This route is now abolished.

From the commencement date, all private assured tenancies in England will be periodic (rolling month-to-month or in some cases week-to-week). To end the tenancy, the landlord must serve a "notice seeking possession" that relies on one or more specific grounds.

The mandatory grounds (the court must grant possession if the ground is proved)

Ground 1, Landlord intends to move in (or a family member): the landlord, or a close family member (spouse, civil partner, parent, grandparent, child, or sibling) intends to use the property as their principal home.

Ground 1A, Landlord intends to sell: the landlord intends to sell the property with vacant possession.

Ground 7A, Anti-social behaviour: the tenant has engaged in serious anti-social behaviour, received an anti-social behaviour injunction or criminal behaviour order, or similar.

Ground 7B, Right to rent check failed: the tenant does not have the right to rent in the UK.

Ground 8, Serious rent arrears: at the date of the notice and at the date of the hearing, the tenant is in rent arrears of at least 13 weeks (for weekly or fortnightly tenancies) or 3 months (for monthly tenancies). The threshold is higher than the old 8-week / 2-month threshold.

Ground 14, Nuisance or annoyance: serious nuisance or annoyance to neighbours or others.

The discretionary grounds (the court considers whether it is reasonable to grant possession)

Ground 9, Suitable alternative accommodation: the landlord can offer the tenant suitable alternative accommodation.

Ground 10, Rent arrears: the tenant is behind on rent, but below the mandatory threshold.

Ground 11, Persistent late payment: the tenant has consistently paid rent late, even if no arrears are owed at the hearing.

Ground 12, Breach of tenancy agreement: the tenant has breached a term of the tenancy agreement.

Ground 13, Deterioration of property: the tenant has caused deterioration to the condition of the property.

Ground 14A, Domestic abuse: the landlord is a registered provider and the property is needed for someone who has fled domestic abuse (this ground protects providers' ability to recycle specialist accommodation).

Notice periods

Most grounds now require longer notice periods than before. Key notice periods include:

• Grounds 1 and 1A: 4 months
• Ground 8 (serious arrears): 4 weeks
• Ground 7A (anti-social behaviour): 4 weeks
• Most other grounds: 2 months

The exact notice periods should be verified against the current statutory instruments, as some details may be subject to secondary legislation.

What if the landlord serves an invalid notice?

If the landlord serves a notice that does not meet the requirements, wrong notice period, wrong form, or a ground that is not made out, the notice is invalid. You can raise this as a defence if the landlord applies to court for possession.

How does this relate to disrepair?

A landlord who serves a notice to evict you cannot use this to avoid carrying out disrepair that has been reported and not fixed. Your right to bring a disrepair claim continues regardless of possession proceedings. You can also raise disrepair as a counterclaim in possession proceedings.

Additionally, if you believe the landlord's reason for evicting you is pretextual, for example, claiming they intend to sell but you believe they will re-let, you may be able to challenge this.

When should I contact Support for Tenants?

If you have received an eviction notice and your home has disrepair that your landlord will not fix, call us on 0800 030 4669. A disrepair claim can proceed alongside or after possession proceedings.

No upfront cost. You only pay if you win, and the fee comes out of the compensation. If you don't win, you pay nothing.

Sources

• Housing Act 1988 (legislation.gov.uk)
• Deregulation Act 2015 (legislation.gov.uk)

Related articles

• Section 21 abolition, what it means for tenants
• Ground 1A, eviction because the landlord wants to sell
• Eviction notice, reasons it might be invalid
• Defending a possession claim as a tenant