Section 8 eviction notices
The law is changing
We expect Renters' Rights Act changes to start in 2026.
Your rights will not change if you get a section 8 notice before the law changes.
How court action starts
Your landlord could start court action when the notice period ends.
But they might not do this right away.
They have a year to apply for a court order from when they give you the notice.
After this, the section 8 notice is not valid and your landlord cannot use it.
Open and read your post
You get a letter from the court when your landlord starts court action.
The letter has these court forms:
Read them all carefully. They will probably be in the same envelope.
The N119 form says why your landlord wants to evict you.
Check it for mistakes or anything you do not agree with.
For example, if it says you owe rent and you disagree with how much.
Date and time of your court hearing
This is on the N5 claim form.
Put this date on your calendar or set a reminder on your phone.
The hearing is usually 3 to 8 weeks after you get the court forms.
Fill in your defence form
The N11R defence form lets you tell the court why you should not be evicted.
For example, if:
your landlord's notice is not valid
what your landlord says is not true
you can repay the rent you owe
you have a claim for compensation that will bring your rent arrears down
Return your defence form
Send it back to the court within 2 weeks if you can.
Go to the hearing even if you have not sent your defence form back.
Start paying back rent arrears if you can
Try to get any rent you owe below 2 months before your hearing.
The court has to make an outright possession order if:
your landlord uses ground 8 on your notice
you owe more than 2 months' rent at your hearing
An outright possession order means you have to leave. Even if your arrears are below 2 months, make sure you are paying them back.
Find out how to deal with rent arrears.
Last updated: 5 November 2025
