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Specialist Section 8 possession services under the Renters' Rights Act 2025.
The Renters' Rights Act 2025
Key Changes
Section 21 abolished
No-fault evictions are gone. Landlords can no longer end a tenancy without a specific legal reason.
All tenancies are now periodic
All Assured Shorthold Tenancies automatically converted to Assured Periodic Tenancies (rolling month-to-month).
Accelerated procedure removed
Every possession claim now requires a court hearing — the paper-only shortcut no longer exists.
New & amended grounds
Ground 8 arrears threshold rises to 3 months; Ground 1A (sell) and new mandatory Ground 11 (persistent arrears) are introduced.
Information Sheet requirement
Landlords must issue the government's Renters' Rights Act Information Sheet to all existing tenants by 31st May 2026 or face a civil penalty of up to £7,000.
Compliance Checklist
A single gap in this list can defeat an otherwise strong possession claim. We audit every case before serving any notice.
- Valid Energy Performance Certificate (EPC)
- Current Gas Safety Certificate
- Electrical Installation Condition Report (EICR)
- Deposit protected & prescribed information served within 30 days
- Applicable property licensing in place (HMO / selective)
- Renters' Rights Act Information Sheet issued to tenants
- Updated Form 3 notice template (new version required post-May 2026)
Penalties for non-compliance
Failure to issue the Information Sheet: up to £7,000. Breaching the 12-month re-letting ban or unlawful eviction: up to £40,000.
Section 8 Notices
Common Grounds for Possession
Mandatory — 3 months' rent arrears at both notice date AND hearing date. Universal Credit delays must be excluded. 4 weeks' notice required. (Threshold raised from 2 months under the Renters' Rights Act 2025.)
Mandatory (new) — Tenant was at least 2 months in arrears on 3 or more occasions in the past 3 years. Closes the loophole of clearing arrears just before a hearing. 4 weeks' notice required.
Mandatory (new) — Landlord intends to sell. 4 months' notice required. Cannot be used in the first 12 months of the tenancy. Property cannot be re-let for 12 months; breach carries a penalty of up to £40,000.
Mandatory (amended) — Landlord or a close family member requires the property to live in. Notice period increased to 4 months. 12-month protected period applies.
Discretionary — Some rent is in arrears at notice and hearing date.
Discretionary — Tenant has breached any obligation of the tenancy agreement.
Discretionary — Anti-social behaviour or nuisance. Immediate notice can be served.
Discretionary — Tenancy was induced by a false statement made by the tenant.
All evictions are now grounds-based — rent arrears, anti-social behaviour, landlord selling, etc.
The Section 8 Process
Instruction & Compliance Audit
We audit your tenancy documents — EPC, gas cert, EICR, deposit protection and licensing — before proceeding. A gap here defeats the entire claim.
Ground Selection & Evidence
We identify the strongest grounds and gather the required evidence, including real-time arrears records with Universal Credit exclusions applied.
Notice Preparation (Form 3)
We prepare the Section 8 notice using the updated post-May 2026 Form 3. Using an outdated template invalidates the claim.
Service of Notice
Notice periods under the new Act: Ground 8 & 11 — 4 weeks; Ground 1 & 1A — 4 months; Ground 14 — immediate.
Court Proceedings
If the tenant does not vacate, we issue possession proceedings. Every claim now requires a hearing — there is no accelerated paper route.
Enforcement
Once a possession order is granted, we arrange enforcement via authorised entities to recover the property.