Can I still use Section 21 instead?
No. Section 21 was abolished on 1 May 2026. Section 8 is the only route to possession for new claims. See the Section 21 abolition guide for the full context.
Section 8 Notice Templates (UK, 2026)
A Section 8 notice is the only valid route to recover possession of an Assured Periodic Tenancy under the Renters' Rights Act 2025.
What you need to know
- Section 21 was abolished on 1 May 2026 — possession now requires Section 8.
- Section 8 notices must be served using the prescribed Form 3A.
- Notice periods depend on the ground and many have been extended.
- Ground 1 and Ground 1A cannot be used in the first 12 months of a tenancy.
- Procedural defects can invalidate a notice even where the underlying ground is valid.
What is a Section 8 notice?
A Section 8 notice is the statutory notice a landlord uses to seek possession of a property by relying on one or more grounds in Schedule 2 to the Housing Act 1988.
After 1 May 2026, Section 8 became the primary possession route because Section 21 was abolished. A landlord must identify a valid ground, complete the prescribed form, and give the correct notice period for that ground.
If the tenant does not leave by the notice expiry date, the landlord must issue court proceedings. The court then decides whether the ground is made out and whether possession must or may be granted.
How Section 8 changed under the RRA 2025
The Renters’ Rights Act 2025 changed both the available grounds and the procedure for serving notices:
- Ground 1A: A new mandatory ground where the landlord intends to sell.
- Modified Ground 1: Landlord/family occupation ground retained with revised restrictions.
- Extended notice periods: Several grounds now require longer notice than under the previous regime.
- New Form 3A: Section 8 notices must use the updated prescribed form reflecting the new statutory framework.
The old Form 3 should not be used for post-commencement notices.
The four most-used Section 8 grounds
- Section 8 Notice — Ground 1
Mandatory. Four months’ notice. Cannot be used in first 12 months.
- Section 8 Notice — Ground 1A (Intent to Sell)
Mandatory. Four months’ notice. Cannot be used in first 12 months. Cannot re-let for 12 months after.
- Section 8 Notice — Ground 8 & 10 (Rent Arrears)
Ground 8 is mandatory if arrears threshold is met at service and hearing. Ground 10 is discretionary.
- Section 8 Notice — Ground 14 (Anti-Social Behaviour)
Discretionary. Proceedings can usually begin immediately after service.
For other grounds see the Renters' Rights Act 2025 full guide.
How to serve a Section 8 notice correctly
Use this sequence for valid service:
- Identify the correct statutory ground or grounds.
- Complete the current prescribed Form 3A.
- State full and accurate particulars supporting each ground.
- Give the correct notice period for each ground cited.
- Serve the notice in accordance with the tenancy agreement and evidential best practice.
- Issue court proceedings only after the notice period has expired and procedural prerequisites are met.
Common mistakes that invalidate a Section 8 notice
- Using old Form 3 instead of the current Form 3A.
- Citing the wrong ground for the factual scenario.
- Giving an insufficient notice period for the ground relied on.
- Serving Ground 1 or 1A within the 12-month bar.
- Procedural failures elsewhere that undermine the possession claim.
Frequently asked questions
How long does a Section 8 possession claim take?
Notice period plus court time. Most non-arrears grounds require four months’ notice, and court proceedings typically take a further three to six months. Total time from notice to possession is commonly seven to ten months.
Can I serve a Section 8 notice myself or do I need a solicitor?
You can serve the notice yourself using a properly drafted template.
What if the tenant pays the arrears before the hearing?
For Ground 8, the court must grant possession only if the arrears remain at the date of the hearing.
Can I use multiple grounds in one notice?
Yes. It is common to cite Ground 8 and Ground 10 together.
Does this apply to social housing?
The same Section 8 framework applies, but with additional grounds and procedural rules specific to social and supported housing.
Who reviews these templates?
Bracton’s Section 8 templates are drafted and reviewed by Connor Griffiths, Solicitor (SRA No. 821297), trading through Blackwell Advisory Ltd.
Reviewed by Connor Griffiths, Solicitor — Blackwell Advisory (SRA No. 821297)
Last reviewed: 3 May 2026