Free Section 8 Notice Template UK 2026

About This Template

A Section 8 notice is the formal notice seeking possession of a property let on an assured tenancy in England, served under section 8 of the Housing Act 1988 and citing one or more of the grounds in Schedule 2 to that Act. The prescribed form is Form 3A. Since Section 21 'no-fault' eviction was abolished on 1 May 2026 under the Renters' Rights Act 2025, and all assured shorthold tenancies converted to periodic assured tenancies, Section 8 is now the main route a landlord has to regain possession. That makes getting this notice right more important than ever.

A Section 8 notice does not by itself remove a tenant. It is the first step: you serve it on a valid ground, wait out the notice period, and — if the tenant does not leave — apply to the court for a possession order. Only a court-appointed bailiff or High Court enforcement officer can lawfully carry out the eviction. Removing a tenant any other way risks an unlawful-eviction claim.

Grounds for Possession: Mandatory vs Discretionary

Every Section 8 notice must cite at least one ground from Schedule 2. The grounds split into two types, and the difference decides how much control the court has:

• Mandatory grounds — if you prove the ground, the court must order possession. Examples: Ground 8 (serious rent arrears), Ground 1 (landlord or family moving in), Ground 1A (selling the property).
• Discretionary grounds — the court orders possession only if you prove the ground and it considers it reasonable. Examples: Ground 12 (breach of the tenancy agreement), Ground 13 (deterioration of the property), Ground 14 (anti-social behaviour).

Many landlords cite both a mandatory and a related discretionary ground on the same notice, so the claim does not collapse if the mandatory ground later falls away (for instance, if a tenant pays arrears below the Ground 8 threshold before the hearing).

Grounds and Notice Periods at a Glance

The notice period is set by the ground you rely on. The figures below reflect the position after the Renters' Rights Act 2025. Notice periods and arrears thresholds can change with legislation — always confirm the current figure for your ground on GOV.UK before you serve.

Ground	Reason	Type	Notice period
Ground 1	Landlord or close family member moving in	Mandatory	4 months (not usable in first 12 months)
Ground 1A	Landlord selling the property	Mandatory	4 months (not usable in first 12 months)
Ground 8	Serious rent arrears (3 months / 13 weeks)	Mandatory	4 weeks
Ground 12	Breach of the tenancy agreement (non-rent)	Discretionary	2 weeks
Ground 13	Deterioration of the property	Discretionary	2 weeks
Ground 14	Anti-social behaviour	Discretionary	No notice period (court cannot order within 14 days)

Using Ground 8 for Rent Arrears

Ground 8 is the workhorse mandatory ground. It applies where the tenant owes at least 3 months' rent (if rent is paid monthly) or at least 13 weeks' rent (if paid weekly or fortnightly). The arrears must reach that level both when you serve the notice and at the court hearing. If the tenant pays the balance down below the threshold before the hearing, the mandatory ground disappears — which is why landlords commonly pair it with discretionary arrears grounds as a fallback. For the practical steps that lead up to a Ground 8 notice, read the tenant not paying rent guide.

How to Serve the Notice

1. Complete Form 3A in full. Name every joint tenant, give the full property address, and tick the exact grounds you rely on.
2. Set out the particulars. For each ground you must state the specific facts — for Ground 8, the dates and amounts of the arrears; for Ground 14, the incidents complained of. A notice citing a ground with no particulars is open to challenge.
3. Give the correct notice period for the ground with the longest period if you cite several, and state the earliest date court proceedings may begin.
4. Serve it correctly. Personal delivery, first-class post, or recorded delivery are the safe methods; only use email if the tenancy agreement specifically permits electronic service. Keep your proof of service.
5. Wait out the notice period. Only after it expires (and, for Ground 14, after the 14-day bar) can you apply to the court for a possession order.

Common Mistakes That Void a Section 8 Notice

1. Too short a notice period. Measure from the date of service to the date proceedings can start, using the longest period among the grounds cited.
2. Omitting a joint tenant. A notice that misses a named tenant on a joint tenancy is defective.
3. No particulars. Citing a ground without stating the facts behind it gives the tenant grounds to have the claim struck out.
4. Using Ground 1 or 1A in the first 12 months. These grounds cannot take effect during the tenant's initial 12-month protected period.
5. Deposit or compliance failures. An unprotected deposit, or missing gas safety / EPC / EICR / 'How to Rent' documents, can block or delay a possession claim — see the deposit protection guide.
6. Using an outdated form. Prescribed forms are revised periodically; always serve the current version.

What's Included in the Download

• Form 3A layout with the Schedule 2 grounds listed for selection
• Tick-box selection for applicable grounds
• Space for the particulars (the evidence required for each ground)
• Notice-period prompts for each ground (2 weeks to 4 months)
• Service date and earliest court-proceedings date
• Notes on which grounds are mandatory vs discretionary
• Updated for the Renters' Rights Act 2025

FAQs

Is Section 8 now the only way to evict a tenant in England?
For assured tenancies, effectively yes. Section 21 'no-fault' eviction was abolished on 1 May 2026 and all assured shorthold tenancies converted to periodic assured tenancies. You must now serve a Section 8 notice on a Schedule 2 ground and, if the tenant stays, apply to the court.

What is the difference between a mandatory and a discretionary ground?
On a mandatory ground (e.g. Ground 8, Ground 1/1A) the court must order possession if you prove it. On a discretionary ground (e.g. Ground 12, 13, 14) the court orders possession only if it is also reasonable. Many landlords cite both as a backstop.

How much rent arrears do I need for Ground 8?
At least 3 months' rent if paid monthly, or 13 weeks' if paid weekly/fortnightly — and the arrears must meet the threshold both at service and at the hearing. Confirm the current figures on GOV.UK before serving.

What notice period do I have to give?
It depends on the ground: roughly 4 weeks for Ground 8, 4 months for Ground 1/1A (blocked in the first 12 months), 2 weeks for Ground 12/13, and none for Ground 14 (though the court cannot order within 14 days). Verify the current period on GOV.UK before serving.

What happens if my Section 8 notice is defective?
The court will dismiss a claim built on an invalid notice, and you must start again with a corrected notice and a fresh notice period. Get it checked before serving and take advice on contested cases.

For the wider context on how possession works now, see the Section 8 notice guide, the end of Section 21 guide, and the full landlord document pack.

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