Section 8 Ground 17, Tenancy Obtained by False Statement

Ground 17 of Schedule 2 to the Housing Act 1988 is an underused but powerful possession ground. Where a tenant lied on their rental application; fabricating payslips, misrepresenting their income, providing false references, or making false statements about their occupation or household, Ground 17 may allow the landlord to recover possession. This guide explains how Ground 17 works, what you need to prove, and how to serve the Section 8 notice.

The statutory wording of Ground 17

Schedule 2 Ground 17 provides: 'The tenant is the person, or one of the persons, to whom the tenancy was granted and the landlord was induced to grant the tenancy by a false statement made knowingly or recklessly by; (a) the tenant, or (b) a person acting at the tenant's instigation.'

What counts as a false statement for Ground 17

• False income or employment statements: Claiming to earn a salary significantly higher than the actual income; fabricating an employer; submitting falsified payslips or P60s. Where a tenant fraudulently inflated income to pass affordability checks, Ground 17 applies
• Fabricated references: Providing false landlord references, including references from a friend posing as a previous landlord; submitting fabricated reference letters with false contact details
• False credit history statements: Claiming to have no County Court Judgments (CCJs) or defaults when multiple CCJs exist; falsely denying prior bankruptcy, IVAs, or debt management plans
• Misrepresentation about intended occupants: Telling the landlord the property is for single occupation when the tenant always intended multiple occupants; concealing a partner, child, or sub-tenant from the application
• Right to Rent misrepresentation: A tenant with no right to rent in the UK making false representations about their immigration status. This may also engage criminal sanctions under the Immigration Act 2014 separately from Ground 17
• Sub-letting misrepresentation: A commercial operator who obtains a residential tenancy by falsely representing they intend to live there when they intend to sub-let (rent-to-rent fraud)

The three elements you must prove

1. The statement was made by the tenant (or someone acting at their instigation): The false statement can be made directly by the tenant on the application form, or by a third party acting on the tenant's instructions, for example, a fraudulent referee. The landlord's own letting agent does not count as acting 'at the tenant's instigation'
2. The statement was false: The statement must have been objectively untrue. Documentary evidence of the falsity is essential; the actual payslips versus the fabricated ones, the credit report showing CCJs the tenant denied, HMRC records showing the true income
3. The statement was made knowingly or recklessly: The tenant either knew the statement was false at the time of making it (knowing falsity), or was reckless as to whether it was true or false (reckless falsity). An honest mistake made in good faith is not covered by Ground 17

Evidence to gather before serving notice

• Original application documents: The completed tenancy application, reference request forms, and any written statements made by the tenant or their agent during the application process
• Documentary proof of falsity: Original payslips versus fabricated ones; credit report showing CCJs denied on the application; Companies House or HMRC records showing true employment status; contact details for a supposedly independent referee revealing they are a friend or family member
• Evidence of reliance: Emails, notes, or correspondence showing you relied on the statement in granting the tenancy. If the false income figure was what allowed the tenant to pass affordability checks, document this
• Tenancy agreement: The current tenancy agreement confirming the tenant is the person who made the false statement
• Communication records: Any messages or emails in which the tenant repeated or confirmed the false information after the tenancy started

Serving the Section 8 notice (Form 3A)

From 1 May 2026, all Section 8 notices must use Form 3A (updated to RRA 2025 standards). For a Ground 17 notice:

• Specify Ground 17 of Schedule 2 clearly and describe the false statement relied upon with sufficient detail for the tenant to understand the allegation
• Give at least 2 weeks' notice
• Serve the notice on every named tenant individually
• Retain proof of service; first-class post to the property address with a certificate of posting, or personal service with a witness

What happens at court for Ground 17

The court assesses: (1) whether the factual elements of Ground 17 are proved on the balance of probabilities; and (2) whether it is reasonable to make a possession order. Courts have granted possession under Ground 17 where the false statement materially induced the landlord to grant a tenancy they would not otherwise have granted. Courts have refused possession where the false statement was technical or immaterial, the tenant has since paid rent reliably, or the impact of possession on the tenant outweighs the landlord's interest.

Ground 17 and criminal law, tenancy fraud

A false statement that induces a tenancy may also constitute fraud under the Fraud Act 2006 (fraud by false representation, section 2), particularly where the tenant fabricated documents such as payslips or references. Landlords should report suspected tenancy fraud to Action Fraud (actionfraud.police.uk) as well as pursuing Ground 17 possession proceedings. The criminal prosecution does not depend on the civil possession outcome and vice versa.

Ground 17 and the Renters' Rights Act 2025

The Renters' Rights Act 2025 (in force 1 May 2026) retained Ground 17 in Schedule 2. The procedural requirements changed; Section 8 notices must now use Form 3A, and the 2-week notice period applies. The substantive law (false statement, knowing or reckless, inducement) is unchanged. Ground 17 is available for all Periodic Assured Tenancies from 1 May 2026 onwards.