Free tool
Section 8 grounds checker
Section 21 is gone. Every possession claim now needs a specific ground — select your situation and see which grounds may apply, the notice period, and what a court will want to see.
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Every ground runs on evidence — HouseFile is where landlords keep theirs.
HouseFile keeps every document in one place, tracks expiry dates, and creates timestamped evidence tenants actually received them.
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Possession after the Renters’ Rights Act
Since 1 May 2026 landlords in England can no longer serve a Section 21 notice. To regain possession you must establish a Section 8 ground. Mandatory grounds (like serious arrears, selling, or moving in) mean the court must grant possession if you prove the facts; discretionary grounds (like persistent late payment or nuisance) add a reasonableness test on top.
Two changes catch landlords out most: the serious-arrears threshold for Ground 8 rose from two months to three months (and must still be met at the hearing), and the selling / moving-in grounds carry a four-month notice period and can’t be used in the first 12 months of a tenancy.
Full detail with all grounds: Section 8 eviction grounds in 2026 and Section 21 abolished — what landlords need to know.
General guidance for landlords in England, not legal advice — possession claims have serious consequences, so take advice on your specific case. Last reviewed July 2026.