Eviction Notice Period Picker
Look up the required notice period for any Section 8 possession ground under the Renters' Rights Act 2025. Pick a ground and get the minimum notice, whether it is mandatory or discretionary, and the key evidence to gather. Free, no signup.
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Which notice period applies to your eviction?
Since the Renters' Rights Act 2025 abolished Section 21, every possession claim in England runs through a Section 8 ground, and each ground carries its own minimum notice period: 2 weeks, 4 weeks, or 4 months. Serve the wrong period and the court dismisses your claim, costing you months. Pick your ground above to get the required notice period, whether the ground is mandatory or discretionary, and the evidence you should gather before serving.
Where these periods come from
The possession grounds are set out in Schedule 2 to the Housing Act 1988, as amended by the Renters' Rights Act 2025, and the notice must be served on the current Form 3 from the gov.uk assured tenancy forms page. This tool mirrors the grounds matrix in our complete Section 8 notice guide, which walks through Form 3 completion, valid service methods, and what happens after the notice expires.
Three rules that catch landlords out
- Cite multiple grounds in arrears cases. Ground 8 requires the 3-month threshold at both the notice date and the hearing. Cite Grounds 10 and 11 alongside it so a partial payment does not kill your claim.
- Use a fresh Form 3 every time. The prescribed form changes; an outdated version invalidates the notice regardless of your grounds.
- Prove service. Personal delivery with a witness, or first-class recorded delivery with the tracking record kept. If you cannot prove service, the court cannot confirm the notice period has expired.
This tool covers assured tenancies in England and is practical information, not legal advice. Notice periods reflect the law as amended by the Renters' Rights Act 2025 as of July 2026. If a ground you need is not listed here, check the current Form 3 guidance on gov.uk or take legal advice before serving.
Frequently Asked Questions
What is the notice period for a Section 8 notice?
It depends on the ground. The rent arrears grounds (Grounds 8, 10 and 11) require 4 weeks' notice. Most breach and behaviour grounds (12, 14A, 17) and Ground 7B require 2 weeks. Grounds where the landlord wants to sell or move in (Grounds 1 and 1A) and substantial redevelopment (Ground 6) require 4 months. The grounds are set out in Schedule 2 to the Housing Act 1988 as amended by the Renters' Rights Act 2025.
What is the difference between a mandatory and a discretionary ground?
If you prove a mandatory ground is met, the court must grant possession; the judge has no discretion. For a discretionary ground, the court decides whether granting possession is reasonable given the tenant's circumstances and the seriousness of the breach. Whenever possible, rely on a mandatory ground and cite discretionary grounds as backup.
Can I still use Section 21 to evict a tenant?
No. The Renters' Rights Act 2025 abolished Section 21 no-fault evictions in England. Section 8, served on the current Form 3 from gov.uk with a specific legal ground, is now the only eviction route for residential landlords.
How many months of arrears do I need for Ground 8?
At least 3 months' rent (or 13 weeks for weekly tenancies), owed at both the date you serve the notice and the date of the court hearing. The Renters' Rights Act 2025 raised this threshold from 2 months. Always cite Ground 10 alongside Ground 8 so your claim survives if the tenant pays down below the threshold before the hearing.
Which form do I use for a Section 8 notice?
Form 3, the prescribed Notice Seeking Possession, downloaded fresh from gov.uk each time. Using an outdated version, giving the wrong notice period for your ground, or failing to prove service are the most common reasons courts dismiss possession claims.