MAKE YOUR FREE Section 8 Notice
What we'll cover
What is a Section 8 notice?
A Section 8 Notice is used to start the process of legally ending an assured periodic tenancy (APT) to seek possession of a property. Section 8 Notices must rely on at least one of the grounds set under section 8 of the Housing Act 1988 (as amended), which include rent arrears, irregular rent payments, and damage to a property.
For use in England only.
This Section 8 Notice complies with the Renters’ Rights Act 2025.
When should I use a Section 8 Notice?
Use this Section 8 Notice:
-
to evict a tenant because of at least one of the legal grounds for eviction
-
for residential property let on an assured periodic tenancy (APT)
-
if you’re a landlord or agent acting on behalf of a landlord
-
for property located in England only
Sample Section 8 Notice
The terms in your document will update based on the information you provide
This document has been customised over 87.1K times
Documents and communicates
Complies with relevant laws
Ask a lawyer questions about your document
Sign this document online for free with RocketSign®
SECTION 8 NOTICE
FORM 3A
NOTICE SEEKING POSSESSION OF A PROPERTY LET ON AN ASSURED TENANCY OR AN ASSURED AGRICULTURAL OCCUPANCY IN THE PRIVATE RENTED SECTOR
Housing Act 1988 section 8 (as amended)
This notice tells you that your landlord would like you to leave their property.
For use in the private rented sector in England only. For tenancies in the social rented sector, Form 3 should be used.
INFORMATION FOR THE TENANT
This form has been completed by your landlord or their agent and explains the reasons you are being asked to leave the property you rent so that your landlord can regain possession.
Your landlord intends to begin court proceedings for possession of the property they rent to you, which is identified in question 1.2 below.
You do not have to leave immediately. If you choose not to leave, your landlord must apply to the court to evict you. If your landlord makes an application to the court, the court will decide whether or not you will need to leave. It is illegal for your landlord to try to force you to leave, for example by changing the locks or harassing you. They must follow the correct legal process.
You should read this notice in full immediately and seek advice on your options.
If you want to stay, you may be able to resolve the situation with your landlord or challenge the claim in court.
There is information in Section 6 on the next steps and where you can find advice. Section 6 also includes information for those with rent arrears and other debt problems.
Further guidance on this form, for both landlords and tenants, can be accessed at: https://www.gov.uk/guidance/assured-tenancy-forms.
The tenant(s) details
1.1 Full name(s) of tenant(s)
1.2 Your landlord is seeking possession of the following property:
, ,
Earliest date your landlord can apply to court to regain possession
2.1 Your landlord cannot begin court proceedings for possession earlier than:
Latest date your landlord can apply to court to regain possession
The latest date that your landlord can apply to court for a possession order is 12 months from the date of service of this notice. After this the notice will no longer be valid.
This time limit may be extended if you enter a breathing space under the Debt Respite Scheme (Breathing Space Moratorium and Mental Health Crisis Moratorium) (England and Wales) Regulations 2020.
Landlord’s reasons for asking you to leave
Your landlord must explain why they are seeking possession of the property. This means they must give you reasons why they want you to leave the property and give you at least the minimum amount of notice to do so.
They can only use certain reasons called ‘possession grounds’. The possession grounds are in Schedule 2 to the Housing Act 1988 (as amended) and can be found in full in Form 3A: Legal wording for possession grounds which can be accessed at: https://www.gov.uk/guidance/assured-tenancy-forms
Question 4.1 is optional. It lists some common possession grounds which have been summarised to aid your understanding. It does not include every possible ground. Your landlord may tick the relevant box(es) here if they apply.
Questions 4.2 and 4.3 are mandatory. Your landlord will set out the grounds that they are relying on in question 4.2 and an explanation for using those grounds in question 4.3.
4.1 Common reasons for seeking possession include:
☐ You have rent arrears of more than 13 weeks or 3 months (depending on whether your tenancy is weekly, fortnightly or monthly) (Ground 8)
☐ You have some unpaid rent or are persistently late paying rent (Grounds 10 or 11)
☐ Your landlord wants to use or sell the property (Grounds 1 or 1A)
☐ Your landlord wants to rent their property to new students or workers (Grounds 4A, 5A or 5C)
☐ Your landlord plans to re-develop their property (Ground 6)
☐ Antisocial behaviour or breach of other legal requirements (Grounds 7A or 14)
☐ You have breached the terms of your tenancy agreement (Ground 12)
☐ You have allowed the condition of the property or furniture to deteriorate (Grounds 13 or 15)
☐ You do not have the right to live in the UK (Ground 7B)
☐ Other (ground(s) not listed above)
4.2 Possession ground(s) as set out in schedule 2 to the Housing Act 1988
Below are the grounds your landlord is using to try to regain possession of the property. Read this carefully and seek advice if you do not understand.
4.3 Landlord’s explanation of why each possession ground is being used
This is your landlord's explanation of how and why they believe they are legally able to use the grounds for possession in questions 4.1 and 4.2.
Contact details of the landlord, licensor, or agent
5.1 Signed
5.4 Name of landlord, licensor, or agent
5.5 Address of the landlord, licensor, or agent
First line of address:
Town or city:
Postcode:
5.6 Phone number
5.7 Email
Information for tenants
Whether you want to leave or stay, you should seek advice immediately.
If you want to stay, you may be able to resolve the situation directly with your landlord.
Before your landlord can apply to the court for a possession order they must give you at least the minimum amount of notice. The amount of time depends on the reason they want to regain possession. For the minimum amount of notice required for the ground(s) that your landlord is using see Form 3A: Receiving the notice seeking possession – guidance for tenants accessed at: https://www.gov.uk/guidance/assured-tenancy-forms.
If your landlord goes to court, you will have the opportunity to dispute the possession claim.
There is more information on the process for possession (known as the possession action process) at: https://www.gov.uk/guidance/renting-outyour-property-guidance-for-landlords-and-letting-agents/repossessingyour-privately-rented-property-on-or-after-1-may-2026.
When seeking to regain possession, landlords must also adhere to duties set out in Section 16E of the Housing Act 1988. Further information can be found in Form 3A: Receiving the notice seeking possession – guidance for tenants, accessed at: https://www.gov.uk/guidance/assured-tenancy-forms.
Where to seek advice
There are places you can find advice about this notice:
- www.shelter.org.uk or Shelter’s emergency helpline on 0808 800 4444
- Get free legal advice through the Housing Loss Prevention Advice Service at https://www.gov.uk/guidance/legal-aid-for-possession-proceedings
- A citizens advice adviser by calling 03444 111 444 or online. You can find out more at: https://www.citizensadvice.org.uk/about-us/ contact-us/
- A housing advice centre or law centre.
- You can get legal advice from a legal representative. Find a solicitor at https://solicitors.lawsociety.org.uk/
- Civil Legal Advice (CLA) may be able to direct you to legal advice on housing. You can contact them at www.gov.uk/civil-legal-advice, by calling 0345 345 4345 (Monday to Friday, 9am–8pm and Saturday 9am–12:30pm), or by texting ‘legalaid’ and your name to 80010 to ask CLA to call you back. It costs the same as a normal text message.
If you’re worried about becoming homeless contact your local authority for support. You can find your local authority at: www.gov.uk/find-local-council
Advice on owing rent (rent arrears) or any other problem debt
If you need advice on owing rent (rent arrears) or any other problem debt, you can contact:
- A citizens advice adviser by calling 03444 111 444 or online. You can find out more at: https://www.citizensadvice.org.uk/about-us/ contact-us/
- Housing Loss Prevention Advice Service at https://www.gov.uk/ guidance/legal-aid-for-possession-proceedings
- Your local authority for details of where you may find assistance. You can find your local authority at: www.gov.uk/find-local-council
- Money Helper (formerly the Money Advice Service) for guidance on finding a free debt adviser on its website: https://www.moneyhelper.org.uk/en or over the phone by calling 0800 138 777.
If you are experiencing problem debt, a debt adviser may consider a Breathing Space to be an appropriate option for you while you work with them to identify a solution to your debts. The Breathing Space Scheme provides a temporary pause on creditor enforcement action to give you time to speak to a debt adviser about how to address your debts.
If you are in a Breathing Space moratorium under the Debt Respite Scheme, your landlord must speak to your debt adviser instead of contacting you directly about you owing rent.
A standard breathing space lasts up to 60 days. During this time, your landlord cannot give you notice to start the possession process on grounds related to owing rent (rent arrears). Once your Breathing Space comes to an end, your landlord will be notified and can continue or begin any enforcement action on the rent owed.
If the notice is not about owing rent and if you are in a Breathing Space, show your debt adviser this notice to notify them of the change in your circumstances.
Breathing space is not a payment holiday and you should still pay ongoing liabilities, including ongoing rent payments, as they fall due.
Contains public sector information licensed under the Open Government Licence v3.0. Crown copyright. Published by Rocket Lawyer, 2026
About Section 8 Notices
Learn more about making your Section 8 Notice
-
How to make a Section 8 Notice
Making your Section 8 Notice online is simple. Just answer a few questions and Rocket Lawyer will build your document for you. When you have all the information required for your notice prepared in advance, creating your document is a quick and easy process.
You’ll need the following information:
The landlord's and (where applicable) agent's details
-
Who is giving the Section 8 Notice – the landlords or the landlord’s agent?
-
What are the landlord’s details? You’ll need their name, address, email, and phone number.
-
Who is the landlord’s signatory, if it’s a company or a partnership? This is the person who will sign the Notice on the company’s or partnership’s behalf.
-
-
If an agent is serving the Section 8 Notice, what are their details? You’ll need their name, address, email, and phone number.
The property and tenant’s details
-
What is the address of the property?
-
What are the names of all of the tenants (ie all tenants listed on the relevant Tenancy agreement)?
The eviction
-
Why does the landlord want to evict the tenant? Depending on what ground(s) you select, you will be asked some follow-up questions to help you determine if the selected ground(s) truly apply.
-
Under what other ground(s) does the landlord want to evict the tenant?
-
What is the landlord’s explanation for relying on each ground for possession?
-
When is the earliest date that court proceedings can begin?
-
-
Common terms in a Section 8 Notice
Section 8 Notices begin a formal eviction process. To do so, this Section 8 Notice template includes sections covering:
Headings
The headings, including ‘Form 3A’ and ‘Notice seeking possession of a property let on an assured tenancy... in the private rented sector’, identify exactly what type of notice this is. These help ensure it complies with the legal requirements for a Section 8 Notice in England.
The line beginning ‘Housing Act 1988 section 8…’ identifies the exact legislative provision that allows this notice to be served.
Information for the tenant
This section explains that the tenant does not have to leave immediately and that a landlord must follow a formal legal process to evict them. It highlights that it is illegal for a landlord to force a tenant out by changing locks or through harassment.
Key details
The first numbered bullet points set out the tenant’s details and the rental property’s address. This information is essential for creating a valid Section 8 Notice.
Earliest date the landlord can apply to court to regain possession
The term ‘Your landlord cannot begin court proceedings for possession earlier than...’ sets out the notice's expiration date. This date varies depending on the ground used.
Latest date your landlord can apply to court to regain possession
This section explains that a landlord must apply to the court for a possession order within 12 months of the notice being served, otherwise it becomes invalid.
The grounds being relied on
The notice states which of the 37 grounds for possession are being relied on. It includes a summary of common reasons (such as rent arrears, anti-social behaviour, or the landlord's intent to sell the property) to help the tenant understand why the Notice has been served.
The Notice then provides mandatory sections for the landlord to set out the full legal wording of ground(s) being relied upon, as detailed in the Housing Act 1988, and the explanatory notes, as provided by the government.
Landlord’s explanations of why each selected ground is being used
This section provides a detailed explanation why the landlord believe they are legally able to use the grounds for possession in questions. These explanations should include details of the situation, such as specific dates of unpaid rent or descriptions of damage to the property
Contact details
This section provides a detailed explanation why the landlord believe they are legally able to use the grounds for possession in questions. These explanations should include details of the situation, such as specific dates of unpaid rent or descriptions of damage to the property
Information for tenants
The final section provides a comprehensive list of resources for tenants, including links to Shelter, Citizens Advice, and the Housing Loss Prevention Advice Service. It also explains how a 'breathing space' moratorium affects the eviction process for those with problem debt.
If you want your Section 8 Notice to include further or more detailed information, you can edit your document. However, Section 8 Notices must include certain prescribed information and follow certain rules. So, if you edit your Notice, it’s a good idea to have a lawyer review the document for you (or make the changes for you) to make sure that your modified Section 8 Notice complies with all relevant laws. Use Rocket Lawyer’s Ask a lawyer service for assistance. If you require assistance evicting your tenant, consider using our Tenant eviction service.
-
Legal tips for landlords
Make sure you fill out every aspect of your Section 8 Notice properly.
Section 8 Notices must comply with various form and content requirements in order to be valid. This Section 8 Notice template complies with these requirements, as long as it is filled out properly. For example, make sure that you:
-
properly explain why you’re relying on the grounds that you’re relying on
-
include all joint tenants’ names, if your property is rented by joint tenants
-
provide long enough notice to comply with the law. When calculating this, make sure you take into account any postage times
Consider your tenant’s situation. Serving an eviction notice on somebody without warning or obvious reason can be stressful and upsetting for a tenant. To minimise this, it’s good practice to discuss the situation with your tenant before serving a Section 8 notice. You may, for example, explain why you’re planning to evict them and let them know that an eviction notice will be arriving. You could discuss alternative options with your tenant. For example, you could agree on a Rent repayment plan if the tenant is just starting to get behind on rent, or you could help your tenant to make a plan for carrying out repairs.
Understand when to seek advice from a lawyer
In some circumstances, it’s good practice to Ask a lawyer for advice to ensure that you’re complying with the law and that you’re creating a valid eviction notice. You should consider asking for advice if:
-
you’re not sure which grounds to use to end a tenancy
-
you need help explaining why a ground is being relied on
-
you are seeking to end an agricultural tenancy
-
you’re a licensor seeking to use a Section 8 Notice
-
you need advice on or assistance with obtaining possession of your property
- you want to evict a tenant located in Scotland (for tenants in Wales, a Serious rent arrears eviction notice or Section 173 notice may be appropriate)
If you are unsure how to evict a tenant or you’d like assistance throughout the tenant eviction process, consider using our Tenant Eviction Service.
-
Section 8 Notice FAQs
-
What is included in a Section 8 Notice?
This Section 8 Notice template covers:
-
the landlord’s and tenant’s details
-
the prescribed form of notice needed to serve a valid Section 8 Notice before any court proceedings can start
-
the section 8 ground(s) being relied on and explanations of why they’re being used
-
the earliest date the landlord can apply to court to regain possession
-
information about eviction notices and the eviction process for tenants
-
-
Do I need a Section 8 Notice?
It is illegal to evict a tenant without following the formal legal process. This generally starts with a landlord serving their tenant an eviction notice informing them of their intention to repossess the property.
Since 1 May 2026, the section 8 eviction process is the only way to evict a tenant on an APT. You should use a Section 8 Notice to start the eviction process if you want to regain possession of a property because one of the section 8 grounds for possession applies. This Section 8 Notice template can be used for all 37 grounds for possession, including rent arrears, anti-social behaviour, or if you want to sell the property.
For more information, read Evicting a tenant and Grounds for eviction and possession
-
When is a Section 8 Notice not appropriate to use?
Where a landlord is notified that a ‘breathing space’ has started, the landlord must not take any enforcement action against the tenant (including serving an eviction notice or making a claim for possession) on any grounds covering rent arrears, unless the court has given permission for them to do so. For more information, read The Debt Respite Scheme (Breathing Space).
-
What are the grounds on which a landlord can serve a Section 8 Notice?
There are 37 grounds that a landlord can use to seek possession using a Section 8 Notice. The court can only grant a possession order (ie a court order allowing them to repossess the property) if a landlord can prove that one of these grounds applies to their situation. A Section 8 Notice can state multiple grounds, if multiple grounds apply (eg grounds 8, 10, and 11 all deal with rent arrears but have slightly different requirements).
Eviction grounds fall into one of two categories:
-
mandatory grounds - if the landlord can prove in court that the ground applies (eg serious rent arrears under Ground 8 or wanting to sell the property under Ground 1A), the court must grant an order for possession. The landlord won't need to show the court that it’s reasonable for an order to be granted
-
discretionary grounds - if a landlord goes to court seeking a possession order based on one of these grounds (eg the tenant’s rent payments are persistently late under Ground 11 or the damage to the property under Ground 13), the court will only grant the order if they consider that it’s reasonable for them to do so
This Section 8 Notice template can be used for all section 8 grounds.
If you have doubts as to which ground is most suitable for your circumstances, or if you want to rely on another section 8 ground to evict a tenant, Ask a lawyer for help.
For more information, read Evicting a tenant and Grounds for eviction and possession.
-
-
Do I need to include the full legal wording for each eviction ground?
Yes, for this notice to be valid, you must insert the full legal wording for each possession ground exactly as it's set out in Schedule 2 of the Housing Act 1988. You shouldn't rely on the name of the ground alone. It's also strongly recommended that you include the official government explanation of the ground alongside the legal wording to help your tenant understand the notice.
The exact wording for each ground and the official government explanation can be found in the government’s guidance on Form 3A: Legal wording for possession grounds.
This Section 8 Notice includes the exact wording and government explanation for the most commonly used grounds. Specifically for:
-
the sale of the property (ie Ground 1)
-
the landlord (or someone in their family) needing to use the property (ie Ground 1A)
-
the renting of the property to new students (ie Ground 4A)
-
the renting of the property to new workers (ie Grounds 5A and 5C)
-
the re-development of the property (ie Ground 6)
-
the antisocial behaviour or breach of other legal requirements (ie Grounds 7A or 14)
-
the tenant not having the right to rent (ie Ground 7B)
-
the tenant being in rent arrears or persistently late in paying the rent (ie Grounds 8, 10, and 11)
-
the breach of the tenancy agreement (ie Ground 12)
-
the deterioration of the condition of the property or furniture (ie Grounds 13 and 15)
All other grounds and explanations can be added during the document interview. For example, based on the government's legal wording and explanation for possession grounds:
Legal ground
'Ground 17'
Legal wording (taken exactly from Section 2 of the Housing Act 1988)
'The tenant is the person, or one of the persons, to whom the tenancy was granted and the landlord was induced to grant the tenancy by a false statement made knowingly or recklessly by—
(a) the tenant, or
(b) a person acting at the tenant’s instigation.'Government explanation
'This ground can be used if the tenant, or someone acting because the tenant prompted them to, has given false information to get the property. Possession can only be granted if the court considers it reasonable in the circumstances.'
-
-
How do I explain why I'm using a specific ground for eviction?
In addition to the legal wording, you're required to provide an explanation in your own words of how and why you believe you're legally able to use that specific ground. When you make a Section 8 Notice, you should create a heading for each ground and include as much evidence as possible to support your claim.
For example:
-
heading: 'eviction under Ground 8'
-
explanation in your own words: 'under clause 3 of the tenancy agreement dated 12th February 2025, the rent is due on the 1st of each month and has not been paid since 1st June 2025 and remains outstanding.'
-
-
What if there are multiple landlords or multiple tenants?
If there are multiple (ie joint) tenants, the notice must name and be served to all the tenants listed on the Tenancy agreement. A Section 8 Notice addressed to only one joint tenant would be invalid. If there are joint landlords, the Notice can be served by one landlord or by all of them. If you want each joint landlord to sign the Notice, Ask a lawyer for assistance.
-
What happens after a Section 8 Notice is served?
Serving a tenant a Section 8 Notice does not itself end a tenancy. Correctly serving the Notice is an important first step in the eviction process, but after this, more must happen for a tenancy to end.
It is illegal for the landlord to try to evict the tenant without a court-issued possession order (eg by changing the locks or threatening the tenant). If a landlord does this, they may be subject to fines and/or imprisonment.
If a tenant receives a Section 8 Notice, they should generally move out by the date specified in the Notice unless they intend to dispute the basis of the Notice. If they move out, this will end the tenancy.
However, if this doesn’t happen, to end the tenancy, the landlord must:
-
obtain a possession order, and
-
enforce this order if necessary with a warrant of possession
A possession order can be sought through the courts. The process can be started by filing the relevant forms with the court. The landlord must wait until after the end of the notice period specified in the Section 8 Notice to start court proceedings. A landlord must start the legal proceedings within 12 months of the date of the Section 8 Notice.
If possession proceedings commence, the tenant may challenge the eviction if they believe the Section 8 Notice served wasn’t valid (eg it didn’t correctly name the tenant or didn’t explain the grounds on which it was being made). They can also challenge the proceedings with reasons why they shouldn’t leave the property. If the Section 8 Notice is based on a discretionary ground, the court will decide whether to grant a possession order based on what they consider reasonable in the circumstances.
For more information on this process, read Evicting a tenant and Enforcement of possession orders.
The eviction process can be complex. For example, programmes like the Debt Respite Scheme (Breathing Space) are available to help individuals struggling to meet debts (eg their rent payments). Breathing space temporarily suspends evictions. You can Ask a lawyer for help navigating complex situations like this.
-
-
How much notice do tenants need to be given?
The notice period is the amount of time between the date the Section 8 Notice is received by the tenants and the expiration date of the Notice (ie the date that they are asked to leave the property by). The landlord must wait until after the expiration date to start any court proceedings. The Notice must set out the expiration date (ie not just the period of notice being given), which must be far enough away to provide the minimum amount of notice required.
The notice period required for a Section 8 Notice differs depending on the ground being relied on. For the rent arrears grounds (ie Grounds 8, 10, and 11), at least four weeks’ notice must be given.
For more information on the applicable notice periods, read Grounds for eviction and possession.
-
What is the earliest date I can apply to court for possession?
A landlord cannot apply to the court until the minimum notice period for the specific grounds relied upon has expired. If you're relying on multiple grounds, you must wait until the longest notice period among those grounds has finished. The only exception is if you're seeking possession based on anti-social behaviour (Grounds 7A or 14), in which case you can apply to the court immediately after serving the notice.
-
Can an agent serve the Notice on a landlord's behalf?
A Section 8 Notice can be served by an agent on behalf of a landlord. In this Section 8 Notice template, you can choose who will be serving the Notice.
-
How long is a Section 8 Notice valid for?
A Section 8 Notice is valid for 12 months from the date it's served on the tenant. If a landlord doesn't apply to the court for a possession order within this 12-month period, the notice will expire and no longer be valid. This time limit may be extended if the tenant enters a breathing space under the Debt Respite Scheme.
-
What information must the landlord provide in the Section 8 Notice?
To ensure the Section 8 Notice is valid, the landlord must include:
-
the full names of all tenants listed on the tenancy agreement
-
the full address of the property
-
the specific legal wording for each possession ground used, as set out in Schedule 2 of the Housing Act 1988
-
a detailed explanation of why each ground is being used
-
the landlord's or agent's contact details, including a name, address, and signature
These requirements are all covered by this template.
-
Our quality guarantee
We guarantee our service is safe and secure, and that properly signed Rocket Lawyer documents are legally enforceable under UK laws.
Need help? No problem!
Ask a question for free or get affordable legal advice from our lawyer.
