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Tenancies & possession
england

Ending a tenancy and the possession grounds

Section 21 is abolished. Possession now requires a statutory ground, the right notice period and, if defended, a court order.

Last reviewed 31 August 2026

The route to possession

  1. Identify a lawful ground (Schedule 2, Housing Act 1988 as amended).
  2. Serve a valid notice (section 8) stating every ground relied on.
  3. If the tenant does not leave, apply to the county court. Never change locks or remove a tenant yourself — that is a criminal offence under the Protection from Eviction Act 1977.

Common grounds

  • Landlord or family moving in — 4 months' notice, not usable in the first year of the tenancy.
  • Sale of the property — 4 months' notice, not usable in the first year.
  • Serious rent arrears — 4 weeks' notice, with a higher arrears threshold and a longer arrears period than before.
  • Persistent late payment, breach of tenancy, damage, nuisance or antisocial behaviour — 2 weeks' notice or, for the most serious antisocial behaviour, immediate.

Getting it right

  • Compliance failures (deposit, gas, EPC, licensing) can defeat a claim — fix them before serving.
  • Set out the facts behind each ground in the notice; vague notices get struck out.
  • Keep a dated record of service.

Notices are generated in LIS from the tenancy record so the dates and grounds are calculated for you.

Official sources

This is general guidance on the law in the UK, not legal advice. Rules change and the right answer depends on your circumstances — check the official sources linked on each guide and take professional advice before acting.