Ground 1A: eviction because the landlord wants to sell

The Renters' Rights Act 2025 swapped fixed-term assured shorthold tenancies and Section 21 evictions for a new system. Now there are periodic tenancies, plus a set of grounds for possession. Ground 1A is one of the new grounds. It exists for landlords who want to sell with the home empty.

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. A landlord can use it where they truly intend to sell. Once intention is proved, the court must grant possession. The tenant cannot beat it by arguing the notice fails on other grounds.

The ground replaces the old habit of clearing a home for sale with a Section 21 "no-fault" notice. Under the new system, the landlord must say why they want the home back, not just serve a no-fault notice.

When can a landlord use Ground 1A?

The landlord must:

• Serve a valid possession notice resting on Ground 1A
• Give the correct notice period: at least 4 months under the Renters' Rights Act rules
• Truly intend to sell the home

Re-letting straight after using Ground 1A is not allowed. Some landlords may serve the notice as a cover story, planning a re-let, not a sale. That could be fought as improper use of the ground.

How much notice does the landlord have to give?

Under the Renters' Rights Act, Ground 1A needs at least 4 months' notice. That runs far longer than the old 2-month Section 21 period.

Always check any notice you receive against the latest guidance. Some details sit in secondary legislation.

Can I challenge a Ground 1A eviction?

Yes. You can challenge the notice if:

• The landlord cannot prove a true intention to sell
• The notice period ran wrong
• The correct procedure went unfollowed
• The landlord holds a history of using possession to push out tenants who complained about disrepair or used their rights

A defence can be raised at the county court once the landlord applies for a possession order.

What if there is disrepair in my home?

A landlord may reach for Ground 1A while disrepair sits unresolved in your home. Your right to a disrepair claim survives that. The notice ends none of the landlord's duty to maintain the home up to the day you leave.

You can bring a disrepair claim, or a counterclaim inside the possession case. The landlord's plan to sell touches none of the compensation for the disrepair period.

What protection exists against abuse?

The Renters' Rights Act carries rules against misuse of the new grounds. A landlord who re-markets or re-lets within a set period after using Ground 1A may face penalties. The tenant may be able to seek compensation too.

Received a Ground 1A notice, but suspect a re-let rather than a sale? Flag it to the council's private sector housing team, or note it for a future challenge.

When should I contact Support for Tenants?

Served a Ground 1A notice on a home with disrepair the landlord never fixed? Call us on 0800 030 4669. A disrepair claim can run beside, or after, possession proceedings.

No upfront cost. You only pay if you win, and the fee comes out of the compensation, not your pocket. 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