Landlord Notice Periods UK 2026, Section 8 and Tenant Notice Guide

Section 8 notice periods by ground, full reference table

All Section 8 notice periods from 1 May 2026, served on Form 3A:

• Ground 1 (own occupation): 4 months, mandatory, notice cannot expire before 12 months of tenancy
• Ground 1A (sale): 4 months, mandatory, notice cannot expire before 12 months of tenancy
• Ground 2 (mortgage repossession): 2 months, mandatory
• Ground 4A (student HMO): 2 months, mandatory, notice must expire at or after end of academic year
• Ground 6 (redevelopment): 2 months, mandatory
• Ground 7 (death, no succession): 2 months, mandatory
• Ground 7A (serious criminal conviction): 1 month, mandatory
• Ground 7B (illegal occupation, immigration): 2 weeks, mandatory
• Ground 8 (3+ months' arrears): 4 weeks, mandatory
• Ground 8A (persistent arrears, new): 4 weeks, mandatory
• Ground 9 (suitable alternative accommodation): 2 months, discretionary
• Ground 10 (any arrears): 4 weeks, discretionary
• Ground 11 (persistent late payment): 4 weeks, discretionary
• Ground 12 (breach of tenancy term): 2 weeks, discretionary
• Ground 13 (waste or neglect): 2 weeks, discretionary
• Ground 14 (nuisance/ASB): Immediate (no waiting period), discretionary
• Ground 14A (domestic violence): 2 weeks, discretionary
• Ground 15 (damage to furniture): 2 weeks, discretionary
• Ground 17 (false statement): 2 weeks, discretionary

Tenant notice to end a Periodic Assured Tenancy

Tenants in a Periodic Assured Tenancy must give a minimum of 2 months' written notice to end the tenancy:

• Minimum 2 months' written notice, regardless of the rental period (weekly, fortnightly, or monthly)
• Notice must be in writing, verbal notice does not end a statutory periodic tenancy
• The notice must state the date on which the tenant intends to vacate, this must be at least 2 months from the date the notice is received
• No reason required, the tenant does not need to explain why they are leaving
• Joint tenancies: a single joint tenant giving notice ends the entire joint tenancy for all occupants
• Tenants cannot shorten the notice period by agreement (though they can leave earlier if you agree to an early surrender)

Grounds 1 and 1A, the 12-month minimum tenancy rule

Grounds 1 (own occupation) and 1A (sale) have an important additional timing restriction:

• The notice period for Grounds 1 and 1A is 4 months
• The notice cannot expire before the 12th month of the tenancy, even if 4 months' notice was given from month 1
• In practice: you cannot validly serve a Ground 1 or 1A notice until month 8 of the tenancy at the earliest (so that the 4-month notice period expires at or after month 12)
• If you serve the notice earlier and it expires before 12 months, it is premature and defective
• This rule prevents landlords from using Grounds 1 and 1A as a disguised form of no-fault eviction in the early months of a tenancy

How to calculate and serve the notice period correctly

Getting the notice period calculation right is essential, an error invalidates the notice:

• Start date: The notice period runs from the date the notice is received by the tenant, not the date it is sent
• Post: First-class post is assumed to be received on the second working day after posting, add 2 working days to the posting date
• Email: Effective on the date the email is received, only use email if the tenancy agreement expressly permits this method of service
• Personal delivery: Effective on the date of delivery, obtain a signed receipt
• Do not serve too early: Filing a court claim before the notice period has fully expired is a procedural error, the court will reject the claim
• Cite the expiry date on the notice: Form 3A has a field for the date after which possession is required, complete this correctly and double-check the calculation

What happens after the notice period expires

A Section 8 notice is not an eviction order. If the tenant does not vacate by the end of the notice period:

• Apply to the County Court for a possession order using the standard possession claim form (N5)
• The court will list a hearing, typically 6–12 weeks after the claim is issued in 2026
• At the hearing: mandatory grounds (if proven) result in an automatic possession order. Discretionary grounds require the judge to find it reasonable to grant possession
• If granted: the court gives the tenant 14 days to vacate (up to 42 days in cases of exceptional hardship)
• If not vacant: apply for a warrant of possession, a County Court Bailiff (or High Court Enforcement Officer) enforces the eviction

Frequently asked questions