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Section 8 notice seeking possession

The fault-based possession notice: choosing grounds, the notice period for each, and the evidence you need before you serve.

Notices & letters · Updated 5 August 2026

Overview

A Section 8 notice tells a tenant you intend to seek possession and sets out the statutory grounds you rely on. With Section 21 abolished under the Renters'' Rights Act 2025, Section 8 is the main possession route in England.

Why it matters

Courts read possession notices strictly. A ground cited without the facts to support it, or a notice that expires too early, will usually be struck out and you start again months later.

Legal requirements

  • Use the prescribed form and set out the full ground number and the particulars for each ground.
  • Give the notice period the law attaches to each ground — the longest applies where you cite several.
  • Serve on every tenant named on the agreement.
  • Bring proceedings within the validity window of the notice, usually 12 months from service.

Common mistakes

  • Citing serious rent arrears grounds when the arrears fall below the threshold on the hearing date.
  • Vague particulars such as ''breach of tenancy'' with no dates or detail.
  • Serving on one joint tenant only.
  • Relying on a notice that has expired and issuing a claim on it anyway.

Practical guidance

  • Print your rent ledger and communications log before you draft — the particulars should read straight from the evidence.
  • Where arrears are the issue, offer a written repayment plan first; courts look at what you tried.
  • Keep proof of service and a dated copy of exactly what was served.
  • Take advice before issuing a claim; the notice is only step one.

The template

Replace everything in [SQUARE BRACKETS] with your own details before use.

SECTION 8 NOTICE — COVERING LETTER AND PARTICULARS SHEET

[LANDLORD NAME]
[ADDRESS FOR SERVICE]
Date: [DATE]

To: [ALL TENANT NAMES]
Property: [FULL PROPERTY ADDRESS]

I enclose a notice seeking possession of the property. The grounds relied on and the facts supporting them are set out below.

GROUND [NUMBER] — [GROUND DESCRIPTION]
Particulars:
- [DATE]: [WHAT HAPPENED, WITH FIGURES OR REFERENCES]
- [DATE]: [WHAT HAPPENED]
- Total rent lawfully due and unpaid at the date of this notice: GBP [AMOUNT]

Earliest date proceedings may begin: [DATE]

If the matter can be resolved before that date I would prefer that. Please contact me on [PHONE] or [EMAIL] to discuss a written repayment plan or any dispute about the facts above.

[LANDLORD NAME]

Frequently asked questions

How much notice does a Section 8 notice need?

It depends on the ground. Serious rent arrears and anti-social behaviour grounds carry short periods; most others are longer. Where you cite several grounds, use the longest.

Can I still use Section 21?

No. The Renters' Rights Act 2025 abolishes the no-fault Section 21 route, so possession in England is based on statutory grounds.

Does a Section 8 notice end the tenancy?

No. It is a warning of proceedings. The tenancy ends only by a court order or by the tenant leaving.

This template is general information for UK landlords and letting agents, not legal advice. Rules differ across England, Wales, Scotland and Northern Ireland — check your local requirements or take advice before relying on it.