Guidance

Grounds for possession: guidance for tenants

Updated 10 April 2026

Applies to England

The Renters’ Rights Act will change laws about renting. This grounds for possession guidance has been published for tenants so they can understand the upcoming changes. These grounds will apply on or after 1 May 2026. Before then, there are different rules. For more information on the current grounds for possession, refer to Shelter’s guidance.

This guidance applies to tenants renting from: 

• private landlords on an assured tenancy 

• a Private Registered Provider (PRP) on an assured tenancy where this is not a social housing tenancy 

• all other landlords on an assured tenancy 

The Renters’ Right Act will not apply to tenants in social housing provided by Private Registered Providers (PRPs) until 2027. Social housing is defined in part 2 of the Housing and Regeneration Act 2008. Most affected social housing will be low-cost rental accommodation as defined in section 69 (which includes being let at a rent below market rate). For these tenancies, you can refer to the guidance on grounds and notice periods. 

There will be different reasons, or grounds a landlord can use to end your tenancy. Your landlord will need to give you the correct amount of notice for each ground.   

If you do not leave during the notice period, your landlord will be able to apply to evict you through the courts. They will be able to apply using more than one ground.  

The court will not be able make a possession order to evict you if they have not protected your deposit in a government approved tenancy deposit scheme.   

Mandatory grounds  

These grounds are mandatory which means if your landlord can prove the ground, the court must usually give them a possession order to start the process of evicting you. 

Your landlord will be able to apply for a possession order straight away after the notice period has ended.  

Ground 1 - occupation by landlord or family  

If your landlord or their close family member need to move into the property, they will be able to use this ground.  

Your landlord cannot ask you to leave for this reason within the first 12 months of a new tenancy.    

Ground 1 notice period   

Your landlord will need to give 4 months’ notice before going to court to apply for a possession order to evict you. Your landlord or their close family member can only move into their property after evicting you. 

Ground 1A - sale of dwelling house 

Your landlord will be able to use this ground if they intend to sell their property.  

Your landlord cannot ask you to leave for this reason within the first 12 months of a new tenancy.    

Before 1 May 2026, there were some existing assured tenancies that were not assured shorthold tenancies - sometimes called assured ‘lifetime’ tenancies. If you had one of these, your landlord will not be able to use this ground. 

Most social landlords cannot use this ground.  

Ground 1A notice period   

Your landlord will need to give 4 months’ notice before they can apply to the court for a possession order to evict you.  

Ground 1B - sale of dwelling house that is part of Rent to Buy 

Your landlord will only be able to use this ground if they are a Private Registered Provider (PRP) of social housing.  

If the property is part of a Rent to Buy scheme, your landlord will only be able to use this ground if the period stated in the agreement has ended and they have given you the opportunity to buy the property at the end of the scheme. If you do not buy it, they will be able to use this ground to try and evict you. 

Ground 1B notice period  

Your landlord will need to give you 4 months’ notice before they can apply to the court for a possession order to evict you.  

Ground 2 - sale by mortgagee 

A lender, for example, a bank, will be able to use this ground to gain possession of the property to sell it if your landlord has missed their mortgage payments. You will have to leave on the date mentioned in the court order.  

Ground 2 notice period  

4 months’ notice will need to be given to you before your landlord or the lender will be able to apply to the court for a possession order to evict you.  

Ground 2ZA - possession when superior lease ends 

When your landlord leases their property from another person or organisation and sublets it, the agreement is referred to as a ‘superior lease’. If the superior lease is ending within 12 months, your landlord will be able to apply to court to evict you. They will only be able to use this ground if they:  

• are an agricultural landlord  

• rent out supported accommodation   

• represent a company that a council owns half of or more 

• are a Private Registered Provider of social housing (PRP) 

Ground 2ZA notice period  

Your landlord will need to give you 4 months’ notice before they will be able to apply to the court for a possession order to evict you.  

Ground 2ZB - possession when fixed term superior lease ends 

When your landlord leases their property from another person or organisation and then sublets to you, this is referred to as a ‘superior lease’. Your landlord will be able to use this ground if the lease is not going to be extended, has ended or will end within 12 months. Your landlord will only be able to use this ground if the lease was for a fixed term of over 21 years.  

Ground 2ZB notice period  

Your landlord will need to give you 4 months’ notice before they can apply to the court for a possession order to evict you.  

Ground 2ZC - possession by superior landlord 

When your landlord leases their property from another person or organisation and then sublets to you, the lease with that person or organisation is referred to as a ‘superior lease.’ After a superior lease ends, the landlord under that superior lease can become your landlord. They will be able to apply to court for a possession order to start the eviction process. That person will only be able to use this ground if your landlord rented out the property under an assured tenancy and they: 

• were an agricultural landlord 

• provided supported accommodation  

• were a company that the council owns half of or more 

• provided social housing 

Ground 2ZC notice period  

The superior landlord will need to give 4 months’ notice before they can apply to the court for a possession order to evict you.  

Ground 2ZD - possession by superior landlord (fixed term) 

When your landlord leases their property from another person or organisation and sublet to you, this is referred to as a ‘superior lease’. After a superior lease ends, the freeholder referred to as a ‘superior landlord’ can become your direct landlord. The superior landlord will be able to apply to court for a possession order to evict you.  

This ground will only be able to be used if the lease was for a fixed term of over 21 years and has expired. The superior landlord or freeholder will have up to 6 months, from the date the lease reverted to them to apply to court using this ground.   

Ground 2ZD notice period  

The superior landlord will need to give 4 months’ notice before they will be able to apply to the court for a possession order to evict you.  

Ground 4 - student accommodation 

This ground will only be able to be used by universities and colleges, and it will only apply to student accommodation. The property will need to have been let to students within 12 months before the start of the tenancy.  

Ground 4 notice period  

The university or college will need to give 2 weeks’ notice before they will be able to apply to the court for a possession order to evict you.  

Ground 4A - properties rented to students for occupation by new students 

Your landlord’s property will be a house of multiple occupation (HMO) if:  

• at least 3 people live there, forming more than 1 household  

• you share a toilet, bathroom or kitchen 

Your landlord will be able to use this ground if the HMO is let to full-time students and is needed for a new group of students in line with the academic year between 1 June and 30 September.  

However, they will not be able to use this ground to evict you if the tenancy was agreed more than 6 months before the tenancy started. Your landlord will need to have given notice before the tenancy started that they may use this ground.   

Ground 4A notice period  

Your landlord will need to give 4 months’ notice to you before they will be able to apply to the court for a possession order to evict you.  

Ground 5 - ministers of religion 

If your landlord rents a property that is usually used to house a minister of religion, they will be able to use this ground if the property will be needed for that purpose again.  

Ground 5 notice period  

Your landlord will need to give 2 months’ notice before they will be able to apply to the court for a possession order to evict you.  

Ground 5A occupation by agricultural worker 

Your landlord will be able to use this ground if they need to house someone who will be working for them as an employed or self-employed agricultural worker. 

Ground 5A notice period  

Your landlord will need to give 2 months’ notice before they will be able to apply to the court for a possession order to evict you.  

Ground 5B - occupation by person who meets employment requirements 

Your landlord will only be able to use this ground if they are a Private Registered Provider of social housing. 

Your landlord will be able to use this ground if they usually use the property to let to a tenant based on their employment, for example, key workers. If you do not meet the employment criteria, and your landlord wants to let it to a person who does, they will be able to use this ground to evict you.  

Ground 5B notice period   

Your landlord will need to give 2 months’ notice before they can apply to the court for a possession order to evict you.  

Ground 5C - end of employment by the landlord  

If you are employed by your landlord and the property was rented to you as part of your employment, your landlord will be able to use this ground if you are no longer their employee.  

Your landlord will also be able use this ground if the tenancy was not meant to last for the duration of your employment and the property is needed for a new employee.  

Ground 5C notice period  

Your landlord will need to give 2 months’ notice before they will be able to apply to the court for a possession order to evict you.  

Ground 5D - end of employment requirements 

Your landlord will only be able to use this ground if they are a Private Registered Provider of social housing. 

The property will need to be rented to you based on you meeting specific employment criteria. If you no longer meet the conditions, your landlord will be able to use this ground. For example, you are no longer a key worker.  

Ground 5D notice period  

Your landlord will need to give 2 months’ notice before they will be able to apply to the court for a possession order to evict you.  

Ground 5E - occupation as supported accommodation 

Your landlord will be able to use this ground if the property is usually used as supported accommodation and the property was not rented to you for supported accommodation.     

Your landlord will be able to use this ground if they need to rent the property out as supported accommodation again.  

Your landlord can only use this ground if the type of supported accommodation the property is usually used for meets the correct definition in the Renters’ Rights Act.  

Ground 5E notice period  

Your landlord will need to give 4 weeks’ notice before they will be able to apply to the court for a possession order to evict you.  

Ground 5F - dwelling-house occupied as supported accommodation 

Your landlord will be able to use this ground if they rented out the property as supported accommodation. They can use this ground for a range of reasons. These include if the support has stopped or funding for the support has ended.  

This ground can also be used by your landlord if the supported accommodation is no longer suitable for you because your support needs have changed. 

Your landlord will only be able to use this ground if the type of supported accommodation you live in meets the correct definition in the Housing Act 1988.   

Ground 5F notice period  

Your landlord will need to give 4 weeks’ notice before they will be able to apply to the court for a possession order to evict you.  

Ground 5G - tenancy granted for homelessness duty 

Your landlord can use this ground if the property was rented to you as temporary accommodation because you were statutorily homeless. If the council tells your landlord that the housing is no longer needed, they will be able to apply to the court to start the process to evict you. Your landlord will need to start the process within 12 months of the council contacting them.  

Ground 5G notice period  

Your landlord will have to give you 4 weeks’ notice before they will be able to apply to the court for a possession order to evict you. They will have 12 months to give you this notice once they have been told by the council that you no longer need to be housed.  

Ground 5H - occupation as ‘stepping stone accommodation’  

Your landlord can only use this ground if they are a Registered Provider of social housing or a charity.  

Your landlord can use this ground if you pay a rent that is lower than 80% of market rent and if you met eligibility criteria in a written tenancy agreement.  

The eligibility criteria can only be that you were:  

• a particular age or within a particular age range  

• in work or actively looking for work

Your landlord cannot use this ground for other types of eligibility criteria – for example, that you were in financial hardship. 

The property may have been provided to you for a period of time to help you to rent privately or transition to independent living.  

Your landlord will be able to use this ground if you no longer meet the eligibility criteria, or if the property was let to you for a period of time, which has now ended.  

Ground 5H notice period  

Your landlord will need to give 2 months’ notice before they will be able to apply to the court for a possession order to evict you.  

Ground 6 - redevelopment 

Your landlord will be able to use this ground if they need to redevelop or demolish the property, and you cannot live there whilst this is happening. Usually, your landlord cannot evict you on this basis in the first 6 months of your tenancy but the exact requirements can vary. 

If you live in social housing, your landlord may also need to provide alternative accommodation. If so, the accommodation will need to meet specific conditions. It will need to be affordable, in an appropriate location and house the people in your household without overcrowding. 

However, your landlord will not need to provide alternative accommodation if they gave you notice before the tenancy started that they intended to use this ground.  

Ground 6 notice period  

Your landlord will need to give 4 months’ notice before they will be able to apply to the court for a possession order to evict you.  

Ground 6A - decant accommodation 

Your landlord will only be able to use this if they are a relevant social landlord.   

If your landlord is a relevant social landlord and you have been housed in alternative accommodation because where you were living before was or is being developed, your landlord will be able to use this ground.  

Alternative accommodation will need to be available for when you are evicted. The accommodation could be your previous home (that was redeveloped) or other accommodation. It will need to be a separate dwelling, be secure and affordable. If it is accommodation other than your previous home, it will also need to be in an appropriate location and not overcrowded. 

Ground 6A notice period  

Your landlord will need to give 4 months’ notice before they will be able to apply to the court for a possession order to evict you.  

Ground 6B - compliance with enforcement action  

The court will be able to order your landlord to get the property back if they have been investigated for breaking the law. Under this ground, the court will also be able to tell your landlord to pay compensation to you if it applies.  

Ground 6B notice period  

Your landlord will need to give 4 months’ notice before they will be able to apply to the court for a possession order to evict you.  

Ground 7 - death of tenant 

A person can inherit a tenancy when a tenant passes away and leaves the tenancy to them as an inheritance, for example in a will.  

If you inherited a tenancy and you did not live in the property before the tenant passed away, then your landlord can use this ground to try to evict you.  

If you inherited a tenancy and you lived in the property before the tenant passed away, then your landlord can only use this ground if: 

• the tenant who passed away had inherited the tenancy from someone else 

• it is a ‘special tenancy’, which includes where the tenancy is social housing, a rent to buy agreement, let as supported accommodation or granted because the tenant who passed away was considered statutorily homeless   

Your landlord will not usually be able to start the process to evict you if 12 months has passed after the death of the original tenant.  

An assured tenancy is automatically passed on to spouses, civil partners or cohabitees who also lived in the property, which is known as ‘succession’. Your landlord cannot use this ground to evict you if you succeeded to a tenancy in this way.  

Ground 7 notice period  

Your landlord will need to give 2 months’ notice before they can apply to the court for a possession order to evict you.  

Ground 7A - severe antisocial or criminal behaviour 

If you or a person living with you or visiting you is convicted of criminal behaviour or breached an order to prevent antisocial behaviour, your landlord will be able to evict you using this ground. Your landlord will also be able to use this ground if the council or police have applied for a ‘closure order’ which means you have not been able to access the property for more than 48 hours.  

Your landlord will not need to give a notice period and will be able to apply immediately to the court to start the process to evict you. However, the court will not be able to make a possession order for 14 days from the date your landlord gave you notice.

Ground 7B - no right to rent 

If you have no right to rent under immigration law, the Secretary of State will give notice to your landlord. For more information refer to the Right to Rent guidance.  

Ground 7B notice period  

Your landlord will need to give you 2 weeks’ notice before they can apply to the court for a possession order to evict you.  

Ground 8 - rent arrears 

Your landlord will be able to use this ground to evict you if you owe them at least 3 months’ rent if you pay rent monthly. If you pay rent weekly or fortnightly the notice will be at least 13 weeks.  

You will need to owe your landlord 3 months or 13 weeks rent on the day they give you the notice and at the date of the hearing.  

You will not be able to be evicted under this ground if you pay off what you owe or owe less than the amounts above by the time you get to court.   

If you owe 3 months or 13 weeks rent because you have not received Universal Credit, your landlord will not be able to evict you as benefits are not counted.  

Ground 8 notice period  

Your landlord will need to give 4 weeks’ notice before they are able to apply to the court for a possession order to evict you.  

Discretionary grounds  

If your landlord is seeking possession through the courts on a discretionary ground, it will be up to the court to decide whether it reasonable to evict you even if there is evidence against you. 

Ground 9 - suitable alternative accommodation 

Your landlord can try to evict you if you have been offered other accommodation that is suitable for you.  

Ground 9 notice period  

Your landlord will need to give 2 months’ notice before they can apply to the court for a possession order to evict you.  

Ground 10 - any rent arrears  

If you owe your landlord rent, your landlord can try and evict you before you owe them 3 months’ rent. However, they will only get a possession order to evict you if the court believes it is reasonable.  

Ground 10 notice period  

Your landlord will need to give 4 weeks’ notice before they can apply to the court for a possession order to evict you.  

Ground 11 - persistent arrears  

Your landlord will be able to try to evict you if you have repeatedly delayed paying your rent.  

Ground 11 notice period  

Your landlord will need to give 4 weeks’ notice before they can apply to the court for a possession order to evict you.  

Ground 12 - breach of tenancy 

If you have broken one or more terms in the tenancy agreement that is not related to paying rent, your landlord can try and evict you using this ground.  

Ground 12 notice period  

Your landlord will need to give 2 weeks’ notice before they can apply to the court for a possession order to evict you.  

Ground 13 - deterioration of property 

Your landlord will be able to try and evict you if you have allowed the condition of the property to get worse.  

Ground 13 notice period  

Your landlord will need to give 2 weeks’ notice before they can apply to the court for a possession order to evict you.  

Ground 14 - antisocial behaviour 

Your landlord will be able to use this ground if a person that lives with you or a person who visits you commits antisocial behaviour. This will also apply when you or a person living or visiting you has committed a serious offence near the property. The behaviour will not need to have been in the property, it could have happened nearby.   

Ground 14 notice period  

Your landlord will not need to give you a notice period and will be able to apply to the court straight away for a possession order to evict you. However, the court will not be able to make a possession order for 14 days from the date your landlord gave you notice.  

Ground 14A - domestic abuse  

If you live in social housing your landlord is a social landlord they will be able to try and evict you for carrying out domestic abuse. They can only do this if your partner or a person living with you has left and is unlikely to come back.  

Ground 14A notice period  

Your landlord will need to give 2 weeks’ notice before they can apply to the court for a possession order to evict you.  

Ground 14ZA - rioting 

If you or another adult living with you has been convicted of an offence during a riot, your landlord will be able to try and evict you.  

Ground 14ZA notice period  

Your landlord will need to give 2 weeks’ notice before they can apply to the court for a possession order to evict you.  

Ground 15 - deterioration of furniture 

Your landlord can try and evict you if you have allowed the condition of the furniture to get worse.  

Ground 15 notice period  

Your landlord will need to give 2 weeks’ notice before they can apply to the court for a possession order to evict you.  

Ground 17 - false statement 

If you or someone acting on your behalf gave false information to get the property, your landlord can try and evict you.  

Ground 17 notice period  

Your landlord will need to give 2 weeks’ notice before they can apply to the court for a possession order to evict you.  

Ground 18 - supported accommodation 

Your landlord can only use this ground if the property was rented to you for supported accommodation. The type of supported accommodation you live in must meet the correct definition in the Housing Act 1988. 

If your landlord believes you have not co-operated with the support, they can try to use this ground to evict you.  

Ground 18 notice period  

Your landlord will need to give 4 weeks’ notice before they can apply to the court for a possession order to evict you.