Renters' Rights Act Notice Periods: Every Ground Explained for Landlords
From 1 May 2026, the Renters' Rights Act 2025 abolishes Section 21 "no-fault" evictions in England. Landlords must now use Section 8 notices citing specific legal grounds, each with its own notice period ranging from two weeks to four months. This guide gives you every notice period in one place, so you know exactly how long you need to give before seeking possession.
Key facts:
- Section 21 abolished from 1 May 2026 for all tenancies in England
- All possession claims must now use Section 8 with a valid ground
- Most grounds require four months' notice
- Rent arrears grounds require four weeks' notice
- Anti-social behaviour (Ground 14ZA) requires no notice in the most serious cases
- Tenants must give two months' notice to leave
- Rent increases under Section 13 require two months' notice and cannot happen in the first 12 months
- A 12-month protected period applies to most no-fault grounds: you cannot serve notice on Grounds 1, 1A, or 1B in the first year of a tenancy
What Has Changed on 1 May 2026?
The Renters' Rights Act 2025 is the most significant change to English tenancy law in over 30 years. The key changes that took effect on 1 May 2026, per the GOV.UK guide to the Renters' Rights Act, are:
- Section 21 is gone. No more "no-fault" evictions. Every possession claim must cite at least one legal ground under Section 8.
- All tenancies become periodic. Fixed-term assured shorthold tenancies (ASTs) are replaced by rolling periodic tenancies. Existing fixed terms run to their end date, then convert automatically.
- New grounds for possession. Ground 1A (sale of property) and Ground 1B (family member moving in) are new additions. Ground 4A covers HMO student tenancies.
- Stronger tenant protections. A 12-month protected period at the start of any tenancy prevents landlords from using the main no-fault grounds.
- Rent increase reform. Section 13 becomes the only mechanism for raising rent, with stricter rules on frequency and tribunal powers.
For a full overview of the Act, see our Renters' Rights Act guide for landlords.
Section 8 Notice Periods: The Complete Table
The table below sets out every ground for possession under the Renters' Rights Act, as detailed in the GOV.UK guidance for landlords and letting agents. Notice periods are the minimum time between serving the Section 8 notice and applying to the court.
Mandatory Grounds (court must grant possession if proved)
| Ground | Description | Notice period | Protected period? |
|---|---|---|---|
| Ground 1 | Landlord or family member wants to live in the property | 4 months | Yes (12 months) |
| Ground 1A | Landlord intends to sell the property | 4 months | Yes (12 months) |
| Ground 1B | Family member wants to move into the property | 4 months | Yes (12 months) |
| Ground 2 | Mortgagee exercising power of sale | 2 months | No |
| Ground 4A | HMO student property (new) | 2 months | No |
| Ground 5 | Property required for minister of religion | 2 months | No |
| Ground 5A | Superior landlord's break clause | 2 months | No |
| Ground 6 | Demolition, reconstruction, or substantial works | 4 months | Yes (12 months) |
| Ground 7 | Death of the tenant (periodic tenancy) | 2 months | No |
| Ground 7A | Serious anti-social behaviour or criminal conviction | 4 weeks | No |
| Ground 8 | At least 3 months' rent arrears at notice date AND hearing | 4 weeks | No |
| Ground 8A | Repeated rent arrears (3 times in preceding 3 years) | 4 weeks | No |
Discretionary Grounds (court may grant possession)
| Ground | Description | Notice period |
|---|---|---|
| Ground 10 | Some rent arrears at notice date | 4 weeks |
| Ground 11 | Persistent late payment of rent | 4 weeks |
| Ground 12 | Breach of tenancy obligation | 4 weeks |
| Ground 13 | Deterioration of property or furniture | 4 weeks |
| Ground 14 | Anti-social behaviour or nuisance | 4 weeks |
| Ground 14ZA | Serious anti-social behaviour (no notice required) | None |
| Ground 14A | Domestic violence (partner has left) | 4 weeks |
| Ground 15 | Deterioration of furniture | 4 weeks |
| Ground 17 | Tenant obtained tenancy by false statement | 4 weeks |
Important: For discretionary grounds, the court considers whether it is "reasonable" to grant possession, weighing both the landlord's and tenant's circumstances.
The 12-Month Protected Period Explained
One of the most significant protections for tenants is the 12-month protected period. This means landlords cannot serve a Section 8 notice under Grounds 1, 1A, 1B, or 6 during the first 12 months of the tenancy.
What this means in practice:
- If you let a property on 1 June 2026, you cannot serve a no-fault notice until at least 1 June 2027
- The 12-month clock starts from the tenancy start date, not the date the Act came into force
- Existing tenancies that were already running on 1 May 2026 are treated as having started on their original start date
- Rent arrears and anti-social behaviour grounds are NOT subject to the protected period: you can act on these immediately
For landlords who served Section 21 notices before 1 May 2026, see our guide on transition rules and Section 21 last chance guidance.
Section 13: Rent Increase Notice Periods
Under the Renters' Rights Act, Section 13 becomes the only way to increase rent. The rules are:
- Notice period: Two months before the proposed increase takes effect, using Form 4A
- Frequency: Maximum once every 12 months
- First-year restriction: No rent increase in the first 12 months of a new tenancy
- Tribunal protection: If a tenant challenges the increase at the First-tier Tribunal, the tribunal cannot backdate the increase to before the hearing date and cannot set a rent higher than the landlord's proposed figure
This represents a major shift for landlords who previously relied on contractual rent review clauses or annual increases built into fixed-term agreements.
For a detailed guide on rent increases, see our article on Section 13 rent increases under the Renters' Rights Act.
Tenant Notice Periods
Tenants must give two months' notice to end a tenancy. This applies to all periodic tenancies from 1 May 2026. The notice must be in writing.
There is no fixed term to break: since all tenancies are now periodic, a tenant can give two months' notice at any point from the start of the tenancy.
What This Means for Landlords with EPC Concerns
The abolition of Section 21 has particular implications for landlords whose properties fall below EPC compliance thresholds:
You can no longer evict to avoid upgrading. Previously, some landlords used Section 21 to remove tenants before compliance deadlines hit. That route is now closed. If your property needs EPC improvements, you must plan around the tenancy, not remove the tenant.
Ground 6 may help for major works. If you need to carry out substantial reconstruction or building works that cannot reasonably be done with a tenant in situ, Ground 6 provides a mandatory ground for possession with four months' notice. However, this ground is subject to the 12-month protected period.
Ground 1A enables selling non-compliant stock. If upgrading a property to EPC C by 2030 is not financially viable, Ground 1A allows you to sell with four months' notice. There are restrictions on re-letting if the sale does not proceed. Our guide to selling vs upgrading for EPC compliance covers this in detail.
Plan your EPC upgrades now. With the protected period, rent increase restrictions, and the EPC C deadline all converging, the window for action is narrowing. See our EPC action plan for landlords for a step-by-step approach.
Common Mistakes to Avoid
1. Using the wrong form. Section 8 notices must be served on the correct prescribed form. Using an outdated or incorrect form will invalidate the notice entirely.
2. Miscounting the notice period. The notice period is the minimum time between serving the notice and applying to court. It is not the time between serving the notice and the tenant leaving. Court proceedings take additional time after the notice expires.
3. Serving notice during the protected period. A notice served under Ground 1, 1A, 1B, or 6 within the first 12 months of a tenancy is invalid. Check your tenancy start date before serving any notice.
4. Forgetting the re-letting restrictions. If you use Ground 1A (sale) and the sale falls through, there are restrictions on re-letting the property. Similarly, Ground 1 (landlord moving in) comes with a requirement to actually occupy the property.
5. Ignoring the two-month rent increase buffer. You must give a full two months' notice for any rent increase, and you cannot increase rent in the first 12 months. Plan your cash flow accordingly.
Frequently Asked Questions
Can I still evict a tenant who does not pay rent?
Yes. Rent arrears grounds (Ground 8 and Ground 10) are not affected by the 12-month protected period. If your tenant has at least three months' unpaid rent at both the date of the notice and the hearing date, Ground 8 is mandatory: the court must grant possession. You need to give four weeks' notice. For smaller arrears, Ground 10 is discretionary with the same four-week notice period.
How much notice do I need to give to sell my rental property?
Under Ground 1A (new), you must give four months' notice. This ground cannot be used in the first 12 months of the tenancy. If you decide not to sell or the sale falls through, there are restrictions on re-letting the property. See our full guide on Ground 1A for landlords.
What happens to fixed-term tenancies already in place?
Existing fixed-term ASTs will run to their contractual end date, at which point they automatically become periodic tenancies under the new rules. You cannot serve a Section 21 notice on these tenancies from 1 May 2026. If you served a valid Section 21 before 1 May 2026, it remains valid for the transition period. See our transition rules guide.
Do these rules apply in Wales and Scotland?
No. The Renters' Rights Act 2025 applies to England only. Wales has its own Renting Homes (Wales) Act 2016 with different notice periods and grounds. Scotland has separate legislation under the Private Housing (Tenancies) (Scotland) Act 2016. Northern Ireland also operates under its own framework.
Can a tenant leave with less than two months' notice?
No. The standard tenant notice period is two months in writing. However, landlords and tenants can mutually agree to end a tenancy sooner through a surrender of tenancy. This must be a genuine mutual agreement: landlords cannot pressure tenants into surrendering.
What if my tenant is causing anti-social behaviour?
For serious anti-social behaviour, Ground 14ZA allows the landlord to apply for possession with no notice period at all. For less severe cases, Ground 14 requires four weeks' notice and is discretionary, meaning the court will consider whether possession is reasonable. Ground 7A (mandatory) covers cases involving criminal convictions and requires four weeks' notice.