Section 8 notice periods since 1 May 2026
How much notice each possession ground needs, and the earliest date your notice can give. Section 21 has gone, so every notice to end a tenancy is now a section 8 notice.
Notice period for each ground
| Ground | Notice | Good to know |
|---|---|---|
| Ground 1: you or family moving in | 4 months | Notice can’t end within the first 12 months of the tenancy. You then can’t re-let or market the home for a period. |
| Ground 1A: selling | 4 months | As ground 1. See selling a rented property. |
| Ground 2: lender repossessing | 4 months | |
| Ground 4A: student HMO | 4 months | The notice must end between 1 June and 30 September, and other conditions apply. |
| Ground 6: redevelopment | 4 months | Usually not in the first 6 months of the tenancy. |
| Ground 7: tenant has died | 2 months | Start proceedings within 12 months of the death. |
| Ground 9: suitable other home available | 2 months | |
| Ground 8: serious rent arrears | 4 weeks | At least 3 months’ rent (monthly) or 13 weeks’ rent (weekly or fortnightly) owed when you serve and at the hearing. |
| Ground 10: some rent arrears | 4 weeks | |
| Ground 11: persistently late rent | 4 weeks | |
| Ground 7B: no right to rent | 2 weeks | After a Home Office notice. |
| Ground 12: breach of the tenancy | 2 weeks | |
| Ground 13: damage to the property | 2 weeks | |
| Ground 17: false statement to get the tenancy | 2 weeks | |
| Ground 7A: serious antisocial behaviour or crime | None | You can start proceedings the day you serve, but no order can take effect within 14 days. |
| Ground 14: nuisance or illegal use | None | As ground 7A. |
If your notice uses more than one ground, the longest notice period applies.
Your result
Fill in the form and choose Work out the dates.
How the dates are worked out
- The notice period begins on the day the tenant gets the notice, so the earliest date you can give is the day after it ends. For example, 4 months’ notice served on 1 November 2026 gives 1 March 2027 (s.8(4AA)).
- For grounds 1 and 1A, we also use the first anniversary of the tenancy, because GOV.UK says the notice can’t end before the first 12 months have passed (GOV.UK grounds guidance).
- You usually have up to 12 months from serving the notice to apply to court (GOV.UK).
- If you took a deposit, the court can only make a possession order if it’s protected and you’ve given the prescribed information. This doesn’t apply to grounds 7A and 14 (Housing Act 2004, s.215).
Checked 14 October 2026. This isn’t legal advice. Ending a tenancy has strict rules, so check with a solicitor or your landlord association before you serve. Where the law is unclear, the calculator picks the later date.
Questions
How much notice do I need to give to sell or move in?
At least 4 months, using a section 8 notice and ground 1A (selling) or ground 1 (moving in). The notice can’t end within the first 12 months of the tenancy.
How much notice for rent arrears?
4 weeks for grounds 8, 10 and 11. Ground 8 needs at least 3 months’ rent (monthly) or 13 weeks’ rent (weekly or fortnightly) to be owed both when you serve the notice and at the hearing.
Can I still use a section 21 notice?
No. Section 21 ended on 1 May 2026. To end a tenancy now you need a ground and a section 8 notice.
How long is a section 8 notice valid for?
You usually have up to 12 months from the date you served it to start court proceedings.
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