26 May 2026 · 5 min read
What is a section 8 notice and what grounds can a landlord use
Written by the RentingRights team, based on official GOV.UK guidance. Last reviewed: 26 May 2026.
Since the Renters Rights Act 2025 came into force, a section 8 notice is the main way a landlord in England can ask a court for permission to take back a property. Unlike the old no fault route, a section 8 notice must always give a reason, known as a ground. This is a plain English guide based on official GOV.UK guidance.
What a section 8 notice is
A section 8 notice is a formal written notice that tells you a landlord intends to seek possession of your home and sets out the legal ground they are relying on. It does not end your tenancy on its own. If you do not leave, the landlord must apply to the court, and only a judge can order you to go. The notice must state the ground clearly and give you the correct notice period for that ground.
How it differs from the old no fault route
The old no fault route allowed landlords to remove tenants without giving any reason. That route has been abolished. A landlord now has to point to a specific ground and, in many cases, prove it to a court. This gives tenants far more security and a chance to challenge the claim.
The main grounds
Grounds fall into two broad types. Mandatory grounds mean that, if the landlord proves the ground, the court must order possession. Discretionary grounds mean the court decides whether it is reasonable to grant possession. Common grounds include serious rent arrears, where you owe a set amount over time, and antisocial behaviour, which covers nuisance or criminal activity affecting neighbours. Other grounds are based on the landlord's own plans, such as genuinely wanting to sell the property or wanting to move in themselves or a close family member.
Notice periods
The notice period depends on the ground. Grounds based on serious rent arrears or antisocial behaviour usually carry shorter notice periods, while grounds based on the landlord selling or moving in usually require longer notice. The notice must give you the full period required for the ground before any court action can begin.
What you can do if you receive one
Stay calm and read the notice carefully. Check that it names a valid ground and gives the correct notice period, because mistakes can make a notice invalid. Keep all paperwork, gather evidence, and do not assume you have to leave straight away. If the ground is discretionary, you can explain your circumstances to the court. Get advice early from Shelter on 0808 800 4444 or Citizens Advice. If you were handed a Section 21 notice instead, check whether it is still valid. You can also read the official GOV.UK guidance on the Renters Rights Act.
If you have received a notice and want to know if it is valid, get a free answer at rentingrights.co.uk, no account needed.
Disclaimer: RentingRights provides legal information only, not legal advice. This information reflects the law in England as of May 2026 and is sourced from GOV.UK under the Open Government Licence v3.0. Laws and guidance change, so always verify against current GOV.UK guidance before taking action. We are an independent service operated by Olivian Group Ltd and are not affiliated with or endorsed by the government. For advice on your specific situation, consult a qualified housing solicitor or contact Shelter on 0808 800 4444.