Ground 6 of Schedule 2, Housing Act 1988 (as amended by the Renters' Rights Act 2025) allows a landlord to recover possession where they intend to demolish or reconstruct the property, or carry out substantial works that cannot be done with the tenant in occupation. Following the abolition of Section 21 on 1 May 2026, Ground 6 becomes one of a small number of mandatory grounds guaranteeing possession -- but only if conditions are strictly met.
Notice period increased from 2 to 4 months (from 1 May 2026). A Ground 6 notice cannot take effect in the first 12 months of the tenancy. After possession, the property cannot be re-let for 12 months without first offering the original tenant right of first refusal at the market rent -- breach is a civil penalty offence.
Ground 6 conditions
- Genuine intention to demolish, reconstruct, or carry out substantial structural works
- Works cannot reasonably be done with the tenant in occupation
- Tenancy was not granted by the landlord now seeking possession (prevents immediate grant/evict cycles)
- Tenancy is at least 12 months old when the notice takes effect
- Correct Form 3A (the prescribed form from 1 May 2026) with at least 4 months' notice
What counts as 'substantial works'?
- Full demolition or reconstruction: always qualifies
- Substantial structural works (load-bearing elements, foundations, full roof replacement): qualifies
- Refurbishment or redecoration alone: does NOT qualify
- Extension or loft conversion requiring full vacation: likely qualifies
- Evidence required: planning permission, architect's drawings, or structural engineer's report
Serving the Ground 6 notice
- Use Form 3A (Notice Seeking Possession), the prescribed form from 1 May 2026
- Give at least 4 months' notice; specify the date after which proceedings may be issued
- Serve on all joint tenants
- Electronic service only if expressly authorised in the tenancy agreement
- Proceedings can be issued on or after the date specified in the notice
Timing and costs
- 4-month notice + 4--8 months court listing = 8--12 months minimum from notice to possession
- Begin process at least 12 months before intended works start date
- Uncontested County Court proceedings: typically £500--£2,000 in fees
- Negotiated surrender (cash for keys) is often faster and cheaper
- Obtain planning permission before serving notice to establish genuine intention
Practical checklist before serving a Ground 6 notice
- The tenancy is at least 12 months old (or will be by the time the notice takes effect)
- You have genuine, documented intention to carry out demolition, reconstruction, or substantial structural works
- You hold or have applied for planning permission (if required)
- You have an architect's report, structural engineer's report, or contractor's plans evidencing the works
- The works cannot reasonably be phased or scheduled around an occupying tenant
- You are using the correct post-RRA 2025 Form 3A and giving at least 4 months' notice
- You have sought legal advice if the tenant is likely to contest the notice