Assured tenancy mandatory grounds for possession
The court usually orders outright possession of an assured tenancy if it is satisfied that the conditions for a mandatory ground are met.
- What is a mandatory ground for possession?
- Possession during a fixed term
- Ground 1: Owner occupier
- Ground 2: Repossession by the landlord's mortgage lender
- Ground 3: Holiday let
- Ground 4: Student let
- Ground 5: Property required for minister of religion
- Ground 6: Property required for redevelopment
- Ground 7: Death of the tenant
- Ground 7A: Antisocial behaviour
- Ground 7B: Tenant does not have a right to rent
- Ground 8: Serious rent arrears
- Table: Assured tenancy grounds for possession and notice periods
What is a mandatory ground for possession?
A landlord can seek possession of an assured tenancy using a mandatory ground. This includes assured shorthold tenancies. Most housing association tenants have an assured tenancy, and most private tenants have an assured shorthold tenancy.
The court must order possession if it is satisfied that the conditions for the mandatory ground are met.[1] The court usually makes an outright possession order for 14 days but can postpone the possession date for up to 42 days in cases of exceptional hardship. The 42 days runs from the date the order is made.
Schedule 2 of the Housing Act 1988 sets out the grounds.
Landlord's notice seeking possession on a mandatory ground
The landlord serves a notice seeking possession to start the possession process, also called a 'section 8' notice.
The court has the discretion to dispense with the requirement on the landlord to issue a valid notice if it is just and equitable to do. This does not apply to possession using ground 8.[2]
The notice must list the grounds relied on, explain how these grounds apply, and state a date after which court proceedings can start.[3] For most mandatory grounds the notice period is either two weeks or two months. Where the landlord uses multiple grounds on the same notice, the longest notice period normally applies.
After the notice expires, the landlord can issue a possession claim in the County Court.
Find out more about an section 8 notices.
Tenant's defence to a mandatory ground
A tenant might have a defence if they can provide the court with evidence that either:
the landlord's ground has not been proved, or
the tenant has a counterclaim against the landlord
Find out more about the tenant's defence and counterclaim process.
Orders the court can make
Where the conditions for a mandatory ground are met, the court usually makes an outright possession order for 14 days but can postpone the possession date for up to 42 days in cases of exceptional hardship. The 42 days runs from the date the order is made.
Find out more about what orders the court can make.
Discretionary grounds
A landlord might use discretionary grounds for possession in addition to or instead of mandatory grounds. For example, the discretionary rent arrears grounds 10 and 11 are usually used alongside the mandatory rent arrears ground 8. If the landlord has issued the notice and the claim on all three grounds, they can decide which to proceed with at the hearing. If the landlord proceedings on a mandatory ground, the court must make the possession order if it is satisfied the ground is made out.
Sometimes the landlord does not proceed on the mandatory ground. For example, because it no longer applies, or they have reached an agreement with the tenant. In this case the landlord can rely on the discretionary grounds.
Find out more about discretionary grounds for possession of assured tenancies.
Guidance for landlords
Social landlords should follow the pre-action protocol before issuing possession proceedings. The protocol requires the landlord takes reasonable steps to ensure the tenant understands information and court action is a last resort.
Find out more about the pre-action protocol for possession claims by social landlords.
Gov.uk has a guide on the possession action process for private landlords.
Possession during a fixed term
Some grounds for possession allow the court to make a possession order that takes effect during the fixed term, and some do not.
Grounds that do not allow possession during a fixed term
The court cannot order a date for possession during a fixed term on:[4]
ground 1: Owner occupier
ground 3: Holiday let
ground 4: Student let
ground 5: Property required for minister of religion
ground 6: Property required for redevelopment
Grounds that allow possession during a fixed term
The court can order a date for possession during the fixed term if the tenancy agreement permits it on:
ground 2: Repossession by the landlord's lender
ground 7: Death of the tenant
ground 7A: Antisocial behaviour
ground 8: Serious rent arrears
The term in the tenancy agreement could allow the tenancy to be ended on the relevant ground by the landlord giving notice. The tenancy agreement might state it is a forfeiture or re-entry clause.[5]
For ground 7B, the court can make a possession order during the fixed term and the tenancy agreement does not have to permit it.
Ground 1: Owner occupier
The court must order possession on ground 1 when either:
the landlord, or one of the joint landlords, lived in the property as their only or principal home at some time before the start of the tenancy, or
the landlord requires the property for themselves, or for their spouse or civil partner, as their only or principal home
The landlord cannot use this ground if they bought the property during the tenancy.
Prior notice required for ground 1
The landlord must have told the tenant in writing before the start of the tenancy that they might use ground 1. The court has discretion to waive this requirement.
The Court of Appeal held that prior verbal, rather than written, notice was sufficient where the tenant was clear that the landlord might return to live in the property.[6]
Possession during a fixed term on ground 1
A possession order granted on ground 1 cannot take effect during a fixed term.[7]
Notice period for ground 1
The minimum notice period for ground 1 is two months.
Ground 2: Repossession by the landlord's mortgage lender
The court must order possession on ground 2 when both:
the property is subject to a mortgage or charge granted before the tenancy started, and
the lender is entitled to exercise a power of sale requiring vacant possession
When ground 2 might apply
A private tenant could become the tenant of a mortgage lender as a result of their landlord's financial problems. For example, if the landlord fails to keep up with mortgage payments.
Find out more about a tenant's rights when a landlord is repossessed.
Prior notice required for ground 2
The landlord must have informed the tenant in writing before the start of the tenancy that they might use ground 2. The court has the discretion to waive this requirement.
Possession during a fixed term on ground 2
An order for possession on ground 2 can take effect during a fixed term if the tenancy agreement allows for it.[8]
Notice period for ground 2
The minimum notice period for ground 2 is two months.
Ground 3: Holiday let
The court must order possession on ground 3 if both:
the tenancy is for a fixed term of not more than eight months, and
during the year before the start of the tenancy the accommodation was occupied for the purpose of a holiday
When ground 3 might apply
Ground 3 might apply if the property is let out for holidays during the summer and rented to tenants out of season.
It is unlikely that the landlord's own holiday occupation would meet the conditions, as it must be under a right to occupy specifically for a holiday rather than a general right to occupy.
Prior notice required for ground 3
The landlord must have informed the tenant in writing before the start of the tenancy that they might use ground 3. The court does not have the discretion to waive this requirement.
Possession during a fixed term on ground 3
A possession order granted on ground 3 cannot take effect during a fixed term.[9]
Notice period for ground 3
The minimum notice period for ground 3 is two weeks.
Ground 4: Student let
The court must order possession on ground 4 if both:
the tenancy is for a fixed term of not more than 12 months, and
during the year before the start of the tenancy the accommodation was a student letting
What is a student letting?
A student letting is a tenancy granted by a specified educational institution, or another specified housing provider, to a student who is pursuing, or intends to pursue, a part time or full time course at the educational institution.[10]
The Secretary of State issued regulations to specify the educational institutions and housing providers.[11]
When might ground 4 apply
Ground 4 might apply if the property is let to students by a university during term time and rented out to tenants during the holidays.
Prior notice required for ground 4
The landlord must have informed the tenant in writing before the start of the tenancy that they might use ground 4. The court does not have the discretion to waive this requirement.
Possession during a fixed term on ground 4
A possession order granted on ground 4 cannot take effect during a fixed term.[12]
Notice period for ground 4
The minimum notice period for ground 4 is two weeks.
Ground 5: Property required for minister of religion
The court must order possession on ground 5 when the property is both:
held for use by a minister of religion to perform their duties, and
required for occupation by a minister of religion
Prior notice required for ground 5
The landlord must have informed the tenant in writing before the start of the tenancy that they might use ground 5. The court does not have the discretion to waive this requirement.
Possession during a fixed term on ground 5
A possession order granted on ground 5 cannot take effect during a fixed term.[13]
Notice period for ground 5
The minimum notice period for ground 5 is two months.
Ground 6: Property required for redevelopment
The court must order possession on ground 6 if the landlord both:
intends to demolish, reconstruct or carry out substantial works to the whole or a considerable part of the property, and
cannot reasonably carry out the work while the tenant remains in residence
The landlord must show their intention to demolish or reconstruct will be fulfilled shortly after the date of the hearing.[14] They do not have to provide alternative accommodation but are liable to pay reasonable removal costs.[15]
This ground can also be used where a landlord has leased the property to a housing association that has sublet to the tenant and intends to carry out substantial works.
When the landlord cannot reasonably carry out the work
The landlord must prove they cannot reasonably carry out the work with the tenant in residence. They must show the court that either:
the tenant does not agree to a variation in the terms of the tenancy to grant access, or
the tenant does not agree to accept a tenancy for a reduced part of the house, or
the nature of the work is such that variations to the tenancy are not practical
Restrictions on the use of ground 6
A landlord cannot use ground 6 if either:
they purchased the property during the tenancy, or
the tenant succeeded to the assured tenancy on the death of a regulated tenant
Possession during a fixed term on ground 6
A possession order granted on ground 6 cannot take effect during a fixed term.[16]
Notice period for ground 6
The minimum notice period for ground 6 is two months.
Ground 7: Death of the tenant
The court must order possession on ground 7 where both:
the tenancy has passed on by will or intestacy rules after the death of the tenant, and
the landlord started possession proceedings no later than 12 months after the death of the tenant or, if the court directs, the date the landlord became aware of the death
Possession proceedings means issuing a possession claim in the County Court. Service of notice is not enough for the landlord to show they started proceedings within 12 months.[17]
Restrictions on the use of ground 7
This ground cannot be used when someone has inherited the tenancy under succession rules.
Find out more about succession to an assured tenancy.
Possession during a fixed term on ground 7
An order for possession on ground 7 can take effect during a fixed term if a term in the tenancy agreement allows it.[18]
Notice period for ground 7
The minimum notice period for ground 7 is two months.
Ground 7A: Antisocial behaviour
The court must order possession on ground 7A if one of the five antisocial behaviour conditions are met. A condition is not met if an appeal against the conviction, order, or finding is pending or successful.
Government guidance on antisocial behaviour powers includes information about this ground.
Condition 1: Conviction of a serious offence
The tenant, or anyone living in or visiting the property, has been convicted of a serious offence that was committed either:
in the locality of the dwelling house, or
elsewhere against a person who lives or has a right to occupy accommodation in the locality, or
elsewhere against the landlord or someone employed in connection with the landlord's housing management functions
A serious offence is defined in legislation.[19] It must have been committed on or after 20 October 2014.
The notice seeking possession must be served within 12 months of the conviction. If there is an appeal, the 12 months starts from when the appeal is decided or abandoned.
Condition 2: Breach of an injunction
A court must have found that the tenant, or anyone living in or visiting the property, had breached an injunction to prevent nuisance or annoyance.
The condition is not met if the breach is only a failure to participate in a particular activity. For example, if the tenant failed to attend mediation classes with neighbours.
The breach must have occurred in the locality. The condition is met if the breach happened somewhere else only if the injunction was granted to prevent harassment, alarm or distress to:
a person who lives, or has a right to occupy accommodation, in the locality
the landlord or someone employed in connection with the landlord's housing management functions
The notice seeking possession must be served within 12 months of the day the court found the breach. If there is an appeal, the 12 months starts from when the appeal is decided, abandoned or withdrawn.
Find out more about an injunction to prevent nuisance or annoyance.
Condition 3: Breach of a criminal behaviour order
The tenant, or anyone living in or visiting the property, has been convicted of a breach of a criminal behaviour order that prohibits an activity in the locality.
The condition if met if the breach happened somewhere else only when the criminal behaviour order was intended to protect:
a person who lives, or has a right to occupy accommodation, in the locality
the landlord or someone employed in connection with the landlord's housing management functions
The notice seeking possession must be served within 12 months of the conviction. If there is an appeal, the 12 months starts from when the appeal is decided or abandoned.
Find out more about a criminal behaviour order.
Condition 4: Closure order
A closure order has been made on the tenant's property and access to the property under the order or closure notice has been prohibited for more than 48 hours.
The notice seeking possession must be served within three months of the closure order. If there is an appeal, the three months starts from when the appeal is decided, abandoned or withdrawn.
Find out more about a closure order.
Condition 5: Noise nuisance
The tenant, or anyone living in or visiting the property, has been convicted of an offence for breaching either:
a noise abatement notice, or
a court order in relation to noise nuisance
The notice seeking possession must be served within 12 months of the conviction. If there is an appeal, the 12 month period starts from when the appeal is decided or abandoned.
Find out more about local authority duties to deal with noise.
Possession during a fixed term on ground 7A
An order for possession on ground 7A can take effect during a fixed term if a term in the tenancy agreement allows it.[20]
Notice period for ground 7A
The minimum notice period for ground 7A is:[21]
one month if the tenancy is for a fixed term
four weeks if the tenancy is periodic
If the landlord uses multiple grounds on the notice and includes ground 7A, the notice period for ground 7A applies to the whole notice.
Discretionary antisocial behaviour grounds
There are also discretionary antisocial behaviour grounds for possession. A landlord might choose to use these grounds as well as or instead of ground 7A.
Find out more about discretionary grounds for an assured tenancy.
Ground 7B: Tenant does not have a right to rent
The court must order possession on ground 7B where the Home Office has notified the landlord that one or more, but not all, of the tenants or occupiers do not have a right to rent.
Who has the right to rent?
Some people automatically have a right to rent, for example British and Irish citizens. For others it depends whether they have leave or permission to be in the UK. A person with no leave to remain in the UK has no right to rent.
Private landlords are prohibited from letting out accommodation to someone who is disqualified from renting because of their immigration status.
Find out more about the right to rent.
When no one has the right to rent
Ground 7B does not apply where the Home Office has served notice that all of the tenants or occupiers have no right to rent.
Where no one has a right to rent the assured tenancy is converted to a tenancy that is excluded from protection under the Protection from Eviction Act 1977. The landlord can serve a 28 days' notice on a prescribed form.[22]
Joint tenancies where another tenant has the right to rent
Ground 7B might be proven for a joint tenancy where at least one of the other tenants has a right to rent.
The court can order that the tenancy interest of the tenant without a right to rent is transferred to one of the other tenants with the right to rent. This is an alternative to awarding possession and ending the joint tenancy for everyone.[23]
Possession during a fixed term on ground 7B
A possession order granted on ground 7B can take effect during a fixed term.[24]
Notice period for ground 7B
The minimum notice period for ground 7B is two weeks.
Ground 8: Serious rent arrears
The court must order possession on ground 8 if the tenant owes at least:
eight weeks' rent if they pay weekly or fortnightly
two months' rent if they pay monthly
three months' rent if they pay quarterly or yearly
The tenant must owe the rent when the notice is served and at the time of the court hearing.
Read more about ground 8 possession on Shelter Legal.
Possession during a fixed term on ground 8
An order for possession on ground 8 can take effect during a fixed term if the tenancy agreement allows it.[25]
Notice period for ground 8
The minimum notice period for ground 8 is two weeks.
The court does not have the power to waive the requirement for the notice to be served.[26]
Table: Assured tenancy grounds for possession and notice periods
Mandatory ground | Notice period | Can a possession order take effect during a fixed term? |
---|---|---|
1: Owner occupier | two months | No |
2: Repossession by the landlord's lender | two months | If the tenancy agreement allows |
3: Holiday let | two weeks | No |
4: Student let | two weeks | No |
5: Property required for minister of religion | two months | No |
6: Property required for redevelopment | two months | No |
7: Death of the tenant | two months | If the tenancy agreement allows |
7A: Antisocial behaviour | one month if fixed term, 4 weeks if periodic | If the tenancy agreement allows |
7B: Tenant does not have a right to rent | two weeks | Yes |
8: Serious rent arrears | two weeks | If the tenancy agreement allows |
Discretionary ground | Notice period | Can a possession order take effect during a fixed term? |
---|---|---|
9: Suitable alternative accommodation | two months | No |
10: Rent arrears | two weeks | If the tenancy agreement allows |
11: Persistent delay in paying rent | two weeks | If the tenancy agreement allows |
12: Breach of tenancy conditions | two weeks | If the tenancy agreement allows |
13: Deterioration in the condition of the property | two weeks | If the tenancy agreement allows |
14: Nuisance, annoyance, illegal or immoral use of the property | none, proceedings can start immediately | If the tenancy agreement allows |
14A: Domestic violence | two weeks | If the tenancy agreement allows |
14ZA: Offence during a riot | two weeks | If the tenancy agreement allows |
15: Deterioration of furniture | two weeks | If the tenancy agreement allows |
16: Employee of the landlord | two months | No |
17: Tenancy obtained by false statement | two weeks | If the tenancy agreement allows |
Last updated: 8 October 2024