The Renters' Rights Act 2025 introduces Ground 7A, a mandatory possession ground for anti-social behaviour. Unlike the existing discretionary Ground 14, Ground 7A requires the court to order possession if satisfied the qualifying trigger has been met. It is operative from 1 May 2026.
Ground 7A is mandatory, not discretionary
If the court is satisfied that one of the five qualifying triggers applies, it must grant a possession order. There is no reasonableness test. This is the key difference from Ground 14.
The five qualifying triggers
- Criminal conviction for a qualifying housing-related offence: the tenant, a household member, or a visitor convicted under the Housing Act 1996 ASB provisions or the Anti-social Behaviour, Crime and Policing Act 2014
- Final ASB injunction: a court has granted a final injunction under Part 1 of the Anti-social Behaviour, Crime and Policing Act 2014 against the tenant or household member
- Closure order exceeding 48 hours: a closure order under Part 4 of the 2014 Act in force for more than 48 cumulative hours in the preceding 12 months
- Noise abatement notice breach: the tenant found guilty of breaching a noise abatement notice under Part 3 of the Environmental Protection Act 1990
- Riot conviction: the tenant convicted of riot or violent disorder under the Public Order Act 1986 in the locality of the dwelling
Evidence needed
- For a conviction: court record or certificate of conviction from HMCTS
- For an injunction: certified copy of the final injunction order, interim injunctions are insufficient
- For a closure order: copy of the order and evidence of its cumulative duration
- For a noise abatement breach: letter from local authority environmental health confirming service and breach
- Retain all evidence with the Section 8 notice for the court bundle
Ground 7A vs Ground 14
| Feature | Ground 7A | Ground 14 |
|---|---|---|
| Type | Mandatory | Discretionary |
| Court outcome if satisfied | Must order possession | May order possession |
| Reasonableness test | None | Yes |
| Trigger | Conviction, injunction, or closure order | Nuisance, annoyance, or illegal use |
| Best for | Serious ASB with legal trigger | Ongoing nuisance without criminal outcome |
Use both grounds in the same notice
Serve Ground 7A and Ground 14 together in the same Section 8 notice. If the court is not satisfied on Ground 7A, Ground 14 remains in play as a discretionary fallback.