Ground 1A: eviction because the landlord wants to sell

Under the Renters' Rights Act 2025, fixed-term assured shorthold tenancies and section 21 evictions are being replaced with a new system of periodic tenancies and a new set of grounds for possession. Ground 1A is one of the new grounds, introduced specifically for landlords who want to sell their property with vacant possession.

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 is Ground 1A?

Ground 1A is a new mandatory ground for possession that a landlord can use if they genuinely intend to sell the property. If the landlord can prove they intend to sell, the court must grant possession, the tenant cannot defeat it by arguing the notice is invalid on other grounds.

This ground replaces the previous practice of using section 21 "no-fault" notices to clear a property for sale. Under the new system, the landlord has to say why they want the property back, rather than simply serving a no-fault notice.

When can a landlord use Ground 1A?

The landlord must:

• Serve a valid notice of possession seeking to rely on Ground 1A
• Give the correct notice period (at least 4 months under the Renters' Rights Act rules)
• Genuinely intend to sell the property

The landlord cannot re-let the property immediately after using Ground 1A. If a landlord serves a Ground 1A notice as a pretext, intending to re-let rather than sell, this could be challenged as an improper use of the ground.

How much notice does the landlord have to give?

Under the Renters' Rights Act, Ground 1A requires at least 4 months' notice. This is significantly longer than the old 2-month section 21 notice period.

The notice period has not yet been confirmed by statutory instrument and should be verified against the most current guidance. Always check the notice you have received.

Can I challenge a Ground 1A eviction?

Yes. You can challenge the notice if:

• The landlord cannot prove a genuine intention to sell
• The notice period was incorrect
• The landlord did not follow the correct procedure
• The landlord has a history of using possession proceedings to remove tenants who complained about disrepair or exercised their rights

You can raise a defence at the county court if the landlord applies for a possession order.

What if there is disrepair in my home?

If your landlord is using Ground 1A at the same time as there is unresolved disrepair in your home, this does not remove your right to a disrepair claim. A Ground 1A notice does not extinguish your landlord's obligation to maintain the property up to the date you leave.

You can bring a disrepair claim or counterclaim in the possession proceedings. Compensation for the period of disrepair is not affected by the landlord's intention to sell.

What protection exists against abuse?

The Renters' Rights Act includes provisions to prevent landlords from misusing the new grounds. Landlords who re-market or re-let a property within a specified period after using Ground 1A may face sanctions and the tenant may be able to seek compensation.

If you receive a Ground 1A notice but suspect the landlord intends to re-let rather than sell, you can flag this to the council's private sector housing team or note it for a future challenge.

When should I contact Support for Tenants?

If your landlord has served a Ground 1A notice on a property that has disrepair they have failed to 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)
• Landlord and Tenant Act 1985, Section 11 (legislation.gov.uk)

Related articles

• Section 21 abolition, what it means for tenants
• Landlord selling property, your rights as a tenant
• Defending a possession claim as a tenant
• Renters' Rights Act 2025, what changes