Section 21 "no-fault" evictions were abolished on 1 May 2026. Every landlord recovering possession in England now needs a valid Section 8 ground. Tell us your situation and we'll point you to the most likely ground, the notice period and the evidence you'll need to gather.
This is guidance only, not legal advice. Possession proceedings are a formal legal process with serious consequences if they go wrong. Always speak to a solicitor or qualified housing adviser before serving notice or starting court action.
Likely grounds for your situation
With three months or more of arrears, the mandatory Ground 8 is likely to be your strongest option, ideally cited alongside the discretionary arrears grounds as a fallback.
Ground 8 — Serious rent arrears
Mandatory
Notice period required
4 weeks
Evidence you'll likely need
Full rent statement / ledger showing arrears at the date of the notice and the hearing
Tenancy agreement showing the rent amount and payment frequency
Records of any communication with the tenant about the arrears
If this ground is proven, the court must grant possession.
Ground 10 — Some rent arrears
Discretionary
Notice period required
4 weeks
Evidence you'll likely need
Rent statement / ledger showing arrears owed
Evidence of the tenant's ability to pay, if relevant
The court must additionally decide it is reasonable to grant possession, weighing up both sides' circumstances.
Ground 11 — Persistent late payment of rent
Discretionary
Notice period required
4 weeks
Evidence you'll likely need
A payment history showing a pattern of late payments, even where arrears have since been cleared
The court must additionally decide it is reasonable to grant possession, weighing up both sides' circumstances.
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Reaching landlords navigating possession right now
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Yes. Section 21 "no-fault" eviction notices were abolished from 1 May 2026 under the Renters' Rights Act 2025. Landlords in England can no longer end an assured tenancy simply by giving notice without a reason. Every possession claim now has to rely on one or more of the grounds set out in Section 8, with the landlord demonstrating to the court (or, for mandatory grounds, simply proving) that the ground applies.