Ground 4A is a legal reason for eviction. It can only be used in some student tenancies.

It means your landlord wants you all to move out in the summer so they can rent to a new group of students.

Ground 4A is a new possession ground introduced by the Renters' Rights Act.

Your landlord must take the right steps if they want to use ground 4A.

When your landlord could use ground 4A

Your landlord can only use ground 4A if all of these are true:

• you share a kitchen or bathroom with at least 2 other students

• you were all expected to be full time students during the tenancy

• your landlord intends to rent to a new group of full time students

• your landlord warned you in writing that they might use ground 4A

When your landlord cannot use ground 4A

Your landlord cannot use ground 4A in any of these situations:

• you live on your own

• you only share with 1 other person

• you only share with your partner, children or other family

• you share a house or flat with any renters who are not students

• your landlord wants to rent to non-students or as a holiday let

• your landlord wants to sell or move in themselves

If you were not warned about ground 4A

Your landlord cannot use ground 4A.

Landlords must tell student renters in writing if they might use ground 4A. This is sometimes called 'prior notice'.

From 1 May 2026, they must do this before you sign the tenancy agreement.

If you signed your contract before 1 May 2026, your landlord had to write to you by 31 May 2026.

Check your contract or other tenancy documents to see if you were told about ground 4A.

If you signed your contract more than 6 months before it started

Your landlord cannot use ground 4A. For example, if you sign your tenancy agreement in January but it does not start until September.

This rule does not apply to tenancy agreements signed before 1 May 2026.

How much notice should you get?

A section 8 notice that lists ground 4A must:

• give you at least 4 months' notice

• tell you the earliest date your landlord can apply to court

This date should be on page 2 of the notice. It must be between 1 June and 30 September.

The latest date your landlord can apply to court is 1 year after you get the notice. After this, your landlord cannot use the notice.

Temporary rules for summer 2026 only

Your landlord could give you 2 months' notice if they gave you the notice by 30 July 2026.

Talk to your housemates about their plans

You might all decide to leave if you find somewhere else to live.

This avoids the stress and costs of being evicted through court.

If you all decide to leave when the notice ends

Make sure you:

• have somewhere to move to

• agree the tenancy end date with your landlord in writing

• return the keys to your landlord or agent

If some of you want to stay

You might be able to agree a new tenancy with your landlord. You could offer to look for replacement tenants.

Your landlord might not agree to this but it is worth discussing if you would like to stay.

More on finding replacement tenants in a student house share.

Can the court stop a ground 4A eviction?

A court cannot stop your eviction if the notice is valid.

Valid means the notice is correct. For example, your landlord:

• used the right form

• gave you enough notice

• took the right steps before giving notice

You have a right to stay while your landlord applies for an eviction order.

You can tell the court if there is a problem with the notice.

More on section 8 court hearings.