Section 21 Notice

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What is a Section 21 Notice?

A Section 21 Notice is a formal legal notice used by landlords in England and Wales to end an assured shorthold tenancy without alleging any breach. It is commonly called a “no-fault eviction” because you do not need to prove rent arrears or misconduct you simply want the property back. The notice must be served on the official Form 6A, with the correct two-month minimum notice period and full compliance with all legal requirements.

Before serving a Section 21 Notice, landlords must meet strict pre-requisites: the deposit must be protected correctly with prescribed information served, the tenant must have received the latest How to Rent guide, and all safety documentation (Gas Safety Record, EICR, EPC) and any required property licence must be in place. Even minor non-compliance can make the notice invalid, causing costly delays.

If the tenant does not vacate when the notice expires, we issue the accelerated possession claim (N5B) where applicable often decided on the papers without a hearing. We prepare the full compliance bundle to secure possession as fast as the court allows.

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Mandatory Grounds for Possession Under the Renters’ Rights Act 2025

Under the Renters’ Rights Act 2025, landlords can seek possession where one or more statutory grounds for possession apply. Some grounds are mandatory, meaning that where the ground is established and all legal requirements have been complied with, the court must make a possession order.

Landlords must serve a valid Section 8 notice, rely on the correct possession ground and comply with the relevant notice period before commencing court proceedings.

Mandatory Possession Grounds for Landlord Use and Sale

Ground 1 – Landlord or Family Occupation (4 months’ notice)

The landlord requires possession because they, or a qualifying member of their family, intend to occupy the property as their only or principal home.

Eligibility and Conditions: This ground cannot generally be used to obtain possession during the first 12 months of a new tenancy. The landlord must genuinely intend to occupy the property, and restrictions apply to reletting following possession.

Ground 1A – Sale of the Property (4 months’ notice)

The landlord genuinely intends to sell the property and requires vacant possession to proceed with the sale.

Eligibility and Conditions: Possession cannot generally be obtained under this ground during the first 12 months of a new tenancy. The landlord must demonstrate a genuine intention to sell, and restrictions apply to reletting or remarketing the property following possession.

Ground 1B – Sale Under a Rent-to-Buy Agreement (4 months’ notice)

A private registered provider of social housing intends to sell a property let under a qualifying Rent to Buy agreement.

Eligibility and Conditions: The qualifying Rent to Buy period must have ended, and the tenant must have been offered the opportunity to purchase the property. The landlord must satisfy the statutory requirements before seeking possession.

Ground 2 – Mortgage Repossession (4 months’ notice)

The property is subject to a mortgage and the mortgage lender is entitled to exercise a power of sale requiring vacant possession.

Eligibility and Conditions: The lender must establish its legal entitlement to exercise the power of sale and satisfy the relevant statutory requirements. The existence of a mortgage alone is insufficient to establish this ground.

Mandatory Grounds for Superior Leases

Ground 2ZA – End of Superior Lease (4 months’ notice)

An intermediate landlord requires possession because the superior lease under which they hold the property is coming to an end.

Eligibility and Conditions: The superior tenancy must be due to end within the statutory period. This ground is restricted to specified landlords, including qualifying social housing providers, agricultural landlords and supported accommodation providers.

Ground 2ZB – End of Fixed-Term Superior Lease (4 months’ notice)

The landlord requires possession because a superior lease originally granted for more than 21 years is ending or has ended.

Eligibility and Conditions: The superior lease must satisfy the statutory requirements concerning its original term and termination. The ground may apply where the fixed term is approaching expiry or a qualifying notice has been served.

Ground 2ZC – Possession by Superior Landlord (4 months’ notice)

A superior landlord seeks possession after an intermediate tenancy has ended and the superior landlord has become the tenant’s direct landlord.

Eligibility and Conditions: The former intermediate landlord must fall within specified statutory categories, including certain social housing and supported accommodation providers. The superior tenancy must have ended in qualifying circumstances.

Ground 2ZD – Possession Following Expiry of Long Lease (4 months’ notice)

A superior landlord requires possession following the expiry or qualifying termination of an intermediate lease originally granted for more than 21 years.

Eligibility and Conditions: The intermediate lease must meet the statutory long-lease requirements and have ended in qualifying circumstances. The superior landlord must establish entitlement to possession under this ground.

Mandatory Grounds for Student Accommodation

Ground 4 – Student Accommodation (2 weeks’ notice)

The landlord requires possession of qualifying student accommodation so that the property can be occupied by a new group of students.

Eligibility and Conditions: This ground applies to specified student accommodation arrangements. The landlord must satisfy the statutory requirements concerning the accommodation, tenancy and intended student occupation.

Ground 4A – Student HMO Accommodation (4 months’ notice)

The landlord requires possession of a house in multiple occupation (HMO) occupied by full-time students so that a new group of students can move in for the next academic year.

Eligibility and Conditions: The property and tenants must meet the statutory student HMO requirements. The landlord must comply with the prescribed prior-notice requirements and demonstrate that the property is required for qualifying student occupation.

Mandatory Grounds for Employment and Supported Accommodation

Ground 5 – Minister of Religion (2 months’ notice)

The landlord requires possession because the property is needed to accommodate a minister of religion performing the duties of their office.

Eligibility and Conditions: The property must satisfy the statutory requirements relating to accommodation for ministers of religion. The landlord must demonstrate that possession is genuinely required for this purpose.

Ground 5A – Agricultural Worker Accommodation (2 months’ notice)

The landlord requires possession because the property is needed to accommodate an agricultural worker employed or engaged to work for the landlord.

Eligibility and Conditions: The proposed occupier must qualify as an agricultural worker under the legislation. The landlord must demonstrate that the property is genuinely required for qualifying agricultural employment.

Ground 5B – Employment-Related Social Housing (2 months’ notice)

A private registered provider of social housing requires possession to accommodate someone who meets specified employment requirements.

Eligibility and Conditions: The property must normally be allocated according to employment-related criteria, such as key-worker eligibility. The existing tenant must not satisfy those criteria, and the proposed occupier must meet the relevant requirements.

Ground 5C – End of Employment (2 months’ notice)

The property was provided to the tenant in connection with their employment, which has ended, or is required for another qualifying employee.

Eligibility and Conditions: The accommodation must have been provided under qualifying employment arrangements. The landlord must establish that the employment-related circumstances specified in the legislation apply.

Ground 5D – Employment Eligibility Requirements (2 months’ notice)

The landlord requires possession where accommodation was provided subject to specified employment-related eligibility requirements.

Eligibility and Conditions: The landlord and tenancy must fall within the statutory categories. The relevant employment conditions must no longer be satisfied, and the landlord must establish entitlement to possession.

Ground 5E – Property Required for Supported Accommodation (4 weeks’ notice)

The landlord requires possession because the property is needed to accommodate someone requiring qualifying care, support or supervision.

Eligibility and Conditions: The property must be held for supported accommodation purposes. The existing tenant must not have been granted the tenancy for the relevant supported accommodation purpose, and the statutory conditions must be satisfied.

Ground 5F – Supported Accommodation No Longer Suitable (4 weeks’ notice)

The landlord requires possession because the property is no longer suitable or required for its existing supported accommodation purpose.

Eligibility and Conditions: The accommodation must fall within the statutory definition of supported accommodation. The landlord must demonstrate that the relevant circumstances concerning suitability or continued provision apply.

Ground 5G – Temporary Homelessness Accommodation (4 weeks’ notice)

The property was provided as temporary accommodation in connection with homelessness duties and is no longer required for that purpose.

Eligibility and Conditions: The accommodation must have been provided under qualifying homelessness arrangements. The relevant local housing authority must have confirmed that the property is no longer required, and statutory conditions must be met.

Ground 5H – Stepping-Stone Accommodation (2 months’ notice)

The landlord requires possession of qualifying stepping-stone accommodation intended to help tenants progress towards independent living.

Eligibility and Conditions: The accommodation must be provided by a qualifying landlord under an eligible scheme. Possession may be sought where the tenant no longer meets specified age or employment-related criteria, or the permitted occupation period has ended.

Mandatory Grounds for Redevelopment and Enforcement

Ground 6 – Redevelopment (4 months’ notice)

The landlord requires possession to carry out substantial building works, redevelopment or demolition that cannot reasonably be undertaken while the tenant remains in occupation.

Eligibility and Conditions: The proposed works must satisfy the statutory requirements. Restrictions may apply during the early months of a tenancy, and certain social landlords may be required to provide suitable alternative accommodation.

Ground 6A – Temporary Accommodation During Redevelopment (4 months’ notice)

A social landlord requires possession of temporary accommodation provided to a tenant while redevelopment works are undertaken at their original home.

Eligibility and Conditions: The landlord must qualify under the legislation, and suitable alternative accommodation must be available. The alternative property must satisfy statutory requirements concerning security, affordability, location and overcrowding.

Ground 6B – Compliance with Enforcement Action (4 months’ notice)

The landlord requires possession to comply with specified enforcement action affecting the rented property.

Eligibility and Conditions: The landlord must demonstrate that possession is necessary to comply with qualifying enforcement requirements. The court may order the landlord to compensate the tenant where the relevant statutory conditions are satisfied.

Mandatory Grounds for Succession, Conduct and Rent Arrears

Ground 7 – Death of Tenant (2 months’ notice)

The tenancy has passed to another person following the death of the previous tenant, and the landlord seeks possession under the statutory succession provisions.

Eligibility and Conditions: The tenancy must have passed by will or intestacy in qualifying circumstances. Restrictions apply where the successor occupied the property before the tenant’s death, and proceedings must generally begin within 12 months.

Ground 7A – Serious Anti-Social Behaviour (Proceedings may begin immediately)

The landlord seeks possession because the tenant or another qualifying person has committed specified serious criminal or anti-social behaviour.

Eligibility and Conditions: The ground must be supported by a qualifying conviction, breach of an anti-social behaviour order or relevant closure order. A valid notice must be served, although proceedings may begin immediately where permitted by law.

Ground 7B – No Right to Rent (2 weeks’ notice)

The landlord seeks possession because a tenant does not have the legal right to rent residential accommodation in England due to their immigration status.

Eligibility and Conditions: The Secretary of State must have issued the relevant notice confirming the right-to-rent position. The landlord must comply with the statutory requirements before commencing possession proceedings.

Ground 8 – Serious Rent Arrears (4 weeks’ notice)

This mandatory possession ground applies where a tenant owes the required level of rent arrears when the Section 8 notice is served and at the possession hearing.

Eligibility and Conditions: For monthly tenancies, the tenant must generally owe at least three months’ rent. For weekly or fortnightly tenancies, the threshold is generally 13 weeks’ rent. Certain unpaid benefit payments may be disregarded when calculating the arrears.

Landlords may also rely on discretionary rent arrears grounds where the mandatory threshold is not satisfied.

Need to Evict a Tenant?

Possession proceedings under the Renters’ Rights Act 2025 require landlords to rely on the correct statutory ground, serve a valid Section 8 notice and comply with the relevant legal requirements.

An incorrectly prepared notice, insufficient evidence or failure to satisfy the statutory conditions can delay possession proceedings and result in additional costs.

Our eviction solicitors assist private landlords, letting agents, property investors and housing providers with Section 8 notices, possession proceedings and enforcement throughout England and Wales, subject to the applicable law.

Contact us today for more information about our Guaranteed Eviction Packages.

Discretionary Grounds for Possession Under the Renters’ Rights Act 2025

Discretionary grounds allow a landlord to ask the court for possession where certain circumstances apply. Unlike mandatory grounds, the court must also be satisfied that it is reasonable to make a possession order. Landlords must use the correct Section 8 notice and provide evidence supporting the ground relied upon.

Discretionary Grounds Explained

Ground 9 – Suitable Alternative Accommodation (2 months’ notice)

Suitable alternative accommodation is available, or will be available, for the tenant when the possession order takes effect.

Eligibility and Conditions: The court considers the suitability of the proposed accommodation for the tenant and their household, including relevant housing needs and circumstances. Possession remains discretionary and must be reasonable.

Ground 10 – Rent Arrears (4 weeks’ notice)

The tenant owes rent when possession proceedings are commenced and, where applicable, when notice is served.

Eligibility and Conditions: There is no minimum arrears threshold under this ground, unlike mandatory Ground 8. The landlord should provide an accurate rent statement and evidence of arrears. The court decides whether possession is reasonable.

Ground 11 – Persistent Delay in Paying Rent (4 weeks’ notice)

The tenant has persistently delayed paying rent, whether or not rent is outstanding when proceedings begin.

Eligibility and Conditions: A documented pattern of late payment is important. The court may consider the frequency and duration of delays, payment history and the tenant’s circumstances when deciding whether possession is reasonable.

Ground 12 – Breach of Tenancy (2 weeks’ notice)

The tenant has breached one or more terms of the tenancy agreement other than an obligation to pay rent.

Eligibility and Conditions: The landlord should identify the relevant tenancy term and produce evidence of the breach, such as correspondence, inspection records or witness evidence. The court must be satisfied that possession is reasonable.

Ground 13 – Deterioration of the Property (2 weeks’ notice)

The condition of the property has deteriorated because of the conduct of the tenant or someone residing there.

Eligibility and Conditions: The landlord should show deterioration beyond ordinary wear and tear and explain the tenant’s responsibility, including any failure to take reasonable steps concerning another occupier. Photographs and inspection reports may assist.

Ground 14 – Anti-Social Behaviour (Proceedings may begin immediately)

The tenant, another occupier or a visitor has engaged in conduct causing or likely to cause nuisance or annoyance, or specified unlawful conduct connected with the property.

Eligibility and Conditions: The landlord must serve the prescribed notice but may commence proceedings immediately. Evidence may include incident logs, witness statements and police or council records. The court still decides whether possession is reasonable.

Ground 14ZA – Rioting (2 weeks’ notice)

The tenant or another adult residing at the property has been convicted of a qualifying indictable offence committed during a riot in the United Kingdom.

Eligibility and Conditions: The statutory conviction and residence requirements must be met. The landlord should provide evidence of the conviction and explain why possession is reasonable in the circumstances.

Ground 14A – Domestic Abuse (2 weeks’ notice)

This ground allows certain social landlords to seek possession where domestic abuse has caused a partner to leave the property and they are unlikely to return.

Eligibility and Conditions: It is restricted to qualifying social landlords and defined circumstances. Evidence must establish the relevant abuse and departure, and the court must consider whether possession is reasonable.

Ground 15 – Deterioration of Furniture (2 weeks’ notice)

Furniture provided by the landlord has deteriorated because of ill-treatment by the tenant or another person living at the property.

Eligibility and Conditions: The landlord should establish the furniture was provided under the tenancy and demonstrate deterioration attributable to ill-treatment rather than fair wear and tear. The court considers whether possession is reasonable.

Ground 17 – False Statement (2 weeks’ notice)

The tenancy was granted because the tenant, or someone acting on their behalf, knowingly or recklessly made a false statement.

Eligibility and Conditions: The landlord must show the statement was knowingly or recklessly false and materially influenced the decision to grant the tenancy. Application forms, references and correspondence may be relevant evidence.

Ground 18 – Supported Accommodation (4 weeks’ notice)

A tenant occupying qualifying supported accommodation has unreasonably refused to cooperate with the support being provided.

Eligibility and Conditions: The accommodation and support arrangements must meet statutory definitions. The landlord must show the refusal was unreasonable and satisfy applicable conditions, including any prescribed information requirements. The court considers reasonableness.

Important Change – Former Ground 16

Former Ground 16, relating to accommodation provided in connection with employment, has been removed from the discretionary grounds. Qualifying employment-related possession cases may instead fall under mandatory Ground 5C, which generally requires 2 months’ notice. The statutory conditions must be satisfied.

Need to Evict a Tenant?

Choosing the correct Section 8 possession ground and serving the appropriate notice is essential. Using the wrong ground, notice period or procedure can delay possession proceedings and increase costs.

Our eviction solicitors assist landlords, letting agents and property managers with rent arrears, tenancy breaches, anti-social behaviour and possession proceedings in England. Different legislation applies in Wales.

Contact us today for more information about our Guaranteed Eviction Packages.

Why you must lawfully evict tenants

However frustrating a tenancy dispute becomes, eviction must follow the legal process. Cutting corners (changing locks, blocking access, intimidation, removing belongings, or any form of forced eviction) risks criminal liability, loss of a possession claim, and paying the tenant’s legal costs. A compliant route protects your position and speeds up a clean handover of the property.

Serving a Section 8 notice

If your tenant has breached the tenancy (e.g., rent arrears or other grounds set out in Schedule 2 of the Housing Act 1988), you can serve a Section 8 notice. Use the prescribed “Notice seeking possession of a property let on an assured tenancy or an assured agricultural occupancy” form. Grounds and notice lengths vary—accuracy matters. We draft, serve, and evidence compliance so your claim is court-ready.

Steps to take when evicting tenants (overview)

• Section 21 (no-fault) or Section 8 (breach):
  We review compliance (deposit, EPC, gas safety, EICR, licensing, How to Rent) and cure issues where possible before notice is served.
• Issue possession proceedings: If the tenant does not vacate, we issue a Part 55 possession claim. A court fee applies (check current fee).
• Hearing & order: We represent you at the hearing and seek possession, rent arrears, costs, and appropriate timescales for possession.
• Enforcement: If the tenant still remains, we arrange County Court bailiffs or, where appropriate, transfer up to High Court Enforcement Officers for faster execution.

It’s essential to follow the rules precisely. A single defect can derail a case. Our eviction solicitors provide clear, step-by-step guidance and handle the paperwork and advocacy for you.

Ready to speak with a solicitor?

We assist landlords across England & Wales. Call 03301224267 or use the enquiry form for a swift assessment.

The service area we cover in England & Wales.

• Manchester (City Center): M2 — 53.47894, -2.24528
• London (Central): WC2N / SW1A — 51.50740, -0.12780
• Birmingham: B1 — 52.48624, -1.89040
• Leeds: LS1 — 53.79970, -1.54920
• Liverpool: L1 — 53.40840, -2.99160
• Sheffield: S1 — 53.38110, -1.47010
• Nottingham: NG1 — 52.95480, -1.15810
• Bristol: BS1 — 51.45450, -2.58790
• Newcastle upon Tyne: NE1 — 54.97830, -1.61780
• Cardiff: CF10 — 51.48160, -3.17910
• Swansea: SA1 — 51.62140, -3.94360

Need lawful possession fast? Speak to an eviction solicitor today. Call 03301224267 or send an enquiry—we’ll outline your best route (Section 8 or 21), timelines, and costs before we act.

Section 21 – Most Searched FAQs for 2025