Ground 14: Antisocial Behaviour (ASB)
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Ground 14 is a discretionary possession ground for antisocial behaviour, nuisance to neighbours, or use of the property for illegal purposes. You need specific evidence of incidents. Notice can be immediate for serious cases.
What is Ground 14?
Ground 14 covers tenant behaviour that causes problems for others. This includes antisocial behaviour, being a nuisance or annoyance to neighbours, and using the property for illegal activities.
What behaviour falls under Ground 14?
Examples include:
- Noise: Loud music, parties, shouting at unsociable hours
- Harassment: Threatening or abusing neighbours
- Violence: Assault, domestic abuse, criminal damage
- Illegal activity: Drug dealing, running a brothel
- General nuisance: Fly-tipping, rubbish accumulation, pest infestations caused by tenant
The behaviour must affect others—neighbours, you as landlord, or the wider locality.
What are the requirements?
To use Ground 14:
- Behaviour: ASB, nuisance, or illegal use
- By whom: Tenant, household member, or visitor
- Evidence: Specific incidents with dates and details
- Notice period: Immediate for serious cases, or 2 weeks standard
What evidence do I need?
Ground 14 is discretionary, so evidence is crucial. Gather:
- Incident log: Dates, times, what happened
- Neighbour statements: Written accounts from those affected
- Police reports: Reference numbers, officer statements
- Council records: Noise complaints, ASB team involvement
- Photos/videos: Any visual evidence of damage or behaviour
When can I use immediate notice?
For serious cases, you can serve notice that proceedings may begin immediately (no waiting period). This applies where behaviour is particularly severe or involves violence/threats. However, court still needs to hear the case—"immediate" means the notice period, not immediate eviction.
How does court decide?
Ground 14 is discretionary. The court considers:
- Severity and frequency of behaviour
- Impact on neighbours and community
- Whether tenant is responsible or it's household members/visitors
- Tenant's response—have they tried to improve?
- Proportionality—is eviction appropriate for the behaviour?
Frequently asked questions
What if it's the tenant's visitor causing problems?
Ground 14 covers behaviour by the tenant, anyone living with them, or their visitors. The tenant is responsible for their guests' behaviour at the property.
Can neighbours be witnesses at court?
Yes. Neighbour testimony can be powerful, especially if they attend court. Written statements are also accepted. Multiple witnesses strengthen your case.
Should I involve the council or police?
Yes. Official records from police (crime reports) and council (ASB team, noise complaints) carry significant weight. They provide independent verification of problems.
Managing this yourself?
LandlordOS helps UK landlords stay compliant and organised:
- Automatic compliance reminders for Gas Safety, EICR, EPC
- Document storage with AI-powered certificate reading
- Tenancy tracking and rent management
LandlordOS tip
Ask neighbours to keep diaries and report to police/council. The more official records exist, the stronger your case. Vague claims like "they're always noisy" won't succeed—you need specifics.