The first phase of the United Kingdom (UK) Renters Right Act came into effect on May 1, 2026, bringing many changes to the rules regarding tenant eviction and possession of property by landlords.
The grounds for eviction are split into two categories -mandatory, where the court ‘must’ grant possession, and discretionary, where the court may give possession. For instance, Ground 8 is a mandatory ground where the tenant owes at least 3 months’ rent. Ground 17 on the other hand is a discretionary ground related to false information, which occurs when the tenant or someone acting for them provided false information to secure the tenancy.
Each ground has strict rules around them and formal notice requirements.
Moreover, once a court or a tribunal is satisfied that one of the grounds is valid, the landlord would normally need to obtain an order for possession and then go through an enforcement process under the court/tribunal’s supervision if the tenant does not leave voluntarily.
Keep reading to learn more about some of the grounds for eviction and how to regain possession of the property.
Mandatory grounds for eviction and possession of the property
These grounds are mandatory, meaning if you can prove the ground, the court will give you a possession order to start the process of evicting your tenant. You can apply for a possession order straight away after the notice period ends.
According to the British government website, here are some of the grounds:
Ground 1: Occupation by landlord or family
If you or a close family member need to move into the property, you can use this ground.
You cannot ask your tenant to leave for this reason within the first 12 months of a new tenancy.
Ground 1 notice period
As a landlord, you need to give 4 months’ notice before applying to court for a possession order to evict your tenant. You or a close family member can move into your property only after evicting your tenant. You can give notice during the first 12 months of a new tenancy, but it can’t end before the 12 months are up.
Ground 1 example
A landlord has started renting out a property to a new tenant 6 months ago. The landlord decides they would like their daughter to live in the property. The landlord waits to give notice under Ground 1, eight months into the tenancy. The notice will expire after the 12 month ‘protected period’. The tenant moves out when the notice expires, and the landlord’s daughter moves in.
Ground 1A: Sale of dwelling house
You can use this ground if you intend to sell your property. You cannot ask your tenant to leave within the first 12 months of a new tenancy for this reason.
You cannot use this ground if your tenant has an assured tenancy created before May 1, 2026 that was not an assured shorthold tenancy. These non-shorthold tenancies are sometimes known as assured ’lifetime tenancies’.
Most landlords who provide social housing cannot use this ground.
Ground 1A notice period
You must give 4 months’ notice before applying to the court for a possession order to evict your tenant. You can give notice during the first 12 months of a new tenancy, but it cannot expire before the 12-month period is over.
Ground 1A example
A landlord has a tenanted property with tenants renting it, but wants to sell it. The current tenancy only began 4 months ago. This means it is in the 12-month ‘protected period’ where a landlord cannot use Ground 1A. The landlord can serve a notice at any point, but it must not expire until the first 12 months of the tenancy have expired. This means the landlord may need to give more than 4 months’ notice. The tenant moves out when the notice expires, outside the protected period.
Ground 1B: Sale of dwelling house that is part of Rent to Buy
This ground applies to Private Registered Providers (PRPs) of social housing only.
If the property is part of a Rent to Buy scheme, you can use this if you have offered your tenant the opportunity to buy the property at the end of the scheme. If they do not buy it, you can use this ground to try and evict your tenant.
Ground 1B notice period
You must give your tenant 4 months’ notice before you can apply to the court for a possession order to evict them.
Ground 2: Sale by mortgagee
A lender, for example, a bank, can use this ground to gain possession of the property to sell it if you have missed mortgage payments. Your tenant will have to leave on the date mentioned in the court order.
Ground 2 notice period
4 months’ notice must be given to your tenant before you or the lender can apply to the court for a possession order to evict them.
Ground 2ZA: Possession when superior lease ends
When you lease your property from another person or organisation and sublet, the agreement is referred to as a ‘superior lease’. If the superior lease is ending within 12 months, you can apply to court to evict your tenant. You can only use this ground if you:
- are an agricultural landlord
- rent out supported accommodation
- represent a company that a council owns half of or more
- are a private registered provider of social housing (PRP)
Ground 2ZA notice period
You must give 4 months’ notice to your tenant before you can apply to the court for a possession order to evict them.
Ground 2ZB: Possession when fixed term superior lease ends
When you lease your property from another person or organisation and then sublet, this is referred to as a ‘superior lease’. You can use this ground to apply for a possession order if the lease is not going to be extended, has ended or will end within 12 months. You can use this ground only if the lease was for a fixed term of over 21 years.
Ground 2ZB notice period
You must give 4 months’ notice before you can apply to the court for a possession order to evict your tenant.
Ground 2ZC: Possession by superior landlord
When you lease your property from another person or organisation and then sublet, your lease with that person or organisation is referred to as a ‘superior lease’. After a superior lease ends, the landlord under that superior lease can become your tenant’s landlord. They can apply to court for a possession order to start the eviction process. That person can only use this ground if you, as the original landlord, rented out the property under an assured tenancy and you were:
- an agricultural landlord
- providing supported accommodation
- a company that the council owns half of or more
- a Private Registered Provider of social housing (PRP)
Ground 2ZC notice period
The superior landlord must give 4 months’ notice before they can apply to the court for a possession order to evict the tenant.
Ground 2ZD: Possession by superior landlord (fixed term)
When you lease your property from another person or organisation and sublet, this is referred to as a ‘superior lease’. After a superior lease ends, the freeholder referred to as a ‘superior landlord’ can become your tenant’s direct landlord. The superior landlord can apply to court for a possession order to evict the tenant.
This ground can only be used if the lease was for a fixed term of over 21 years and has expired. The superior landlord or freeholder will have up to 6 months, from the date the lease reverted to them to apply to court using this ground.
Ground 2ZD notice period
The superior landlord must give 4 months’ notice before they can apply to the court for a possession order to evict the tenant.
