Give prior written notice before the tenancy for grounds that require it

New assured tenancies where the landlord may later want Grounds 1B, 2ZA-2ZD, 4, 5-5H, 6A or 18 (via the written statement), or Ground 4A (student HMOs).

Include in the written statement of terms a statement that you wish to be able to recover possession on any of Grounds 1B, 2ZA-2ZD, 4, 5-5H, 6A or 18 that may apply, and for Ground 4A give the separate written statement required by that ground, before the tenancy is entered into.

Deadline

Before the start of the tenancy

• Written statement of terms containing the prior-notice statement
• Proof it was given before signing

Civil penalty

Up to £7,000

Other consequences

Relying later on one of these grounds without having given the statement is a breach (up to £7,000) under HA 1988 s.16E(1)(f); for those grounds the breach itself does not stop a possession order (s.16E(5)), but conditions within individual grounds still apply.

• Housing Act 1988, s.16D(3) (statement of wish to recover possession on specified grounds)legislation.gov.uk
• Renters' Rights Act 2025, s.13 (inserts HA 1988 s.16E(1)(f))legislation.gov.uk
• Housing Act 1988, Schedule 2 Ground 4Alegislation.gov.uk

Official guidance

For most private landlords the relevant ones are Ground 4A (student HMOs) and Grounds 2ZA-2ZD (superior lease ending), 5A/5C (agricultural or employee accommodation).

• Section 21 is abolished: never serve a section 21, notice to quit or informal eviction noticeIn force since 1 May 2026Fine up to £7,000

  Section 21 'no fault' evictions ended for private tenancies on 1 May 2026. The only route is a section 8 notice on Form 3A with a valid ground. Serving anything else that purports to end the tenancy is a breach.

• Seek possession only by a section 8 notice on Form 3A with the correct notice periodIn force since 1 May 2026Fine up to £7,000

  To end a tenancy you need a statutory ground, a section 8 notice on the current Form 3A giving at least the minimum notice for each ground, and then a court order. Court proceedings must start within 12 months of serving the notice.

• Offence: knowingly or recklessly using a possession ground that cannot succeedIn force since 1 May 2026Fine up to £40,000

  If you rely on a possession ground knowing it would not succeed, or reckless as to that, and the tenant leaves within 4 months without a court order, you commit an offence.

• Grounds 1 and 1A (move in or sell): not in the first 12 months, 4 months' noticeIn force since 1 May 2026

  You can recover possession to live in the property (or house close family) or to sell it, but the date in the notice must be at least a year after the tenancy began and you must give 4 months' notice.

• Do not re-let or re-market for 12 months after using Ground 1 or 1AIn force since 1 May 2026Fine up to £40,000

  After serving notice (or claiming) on Ground 1 or 1A, you cannot let the property, license it for money, or advertise it to let until 12 months after the earliest court date in the notice.

• Ground 8 mandatory rent arrears: 3 months or 13 weeks at notice and at hearingIn force since 1 May 2026

  The mandatory rent arrears ground needs at least 3 months' rent (monthly) or 13 weeks' rent (weekly or fortnightly) owing both when the notice is served and at the hearing, with 4 weeks' notice.

• Anti-social behaviour: Grounds 7A and 14 allow immediate court proceedingsIn force since 1 May 2026

  For serious anti-social or criminal behaviour you can use mandatory Ground 7A or discretionary Ground 14 and apply to court as soon as the notice is served.

• Ground 4A: student HMOs need prior written notice and 4 months' notice ending 1 June to 30 SeptemberIn force since 1 May 2026

  If you let an HMO to full-time students and want it back for the next academic year, you must have told them in writing before signing and give 4 months' notice dated between 1 June and 30 September.

• Never evict without a court order or harass a tenantIn forceFine up to £40,000

  Evicting a tenant without a court order and enforcement, or harassing them to leave or stop exercising their rights, is a criminal offence. Councils can now fine up to £40,000.