Ground 1A: Landlord Selling Property (New)
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Ground 1A is a new mandatory possession ground introduced by the Renters' Rights Act 2025 for landlords who intend to sell the property. The tenancy must have lasted at least 12 months, and you must give 4 months' notice.
What is Ground 1A?
Ground 1A is being added by the Renters' Rights Act to replace the loss of Section 21 for landlords wanting to sell. It's mandatory, meaning the court must grant possession if you prove genuine intention to sell.
What are the requirements?
To use Ground 1A:
- 12-month minimum: Tenancy must have existed for at least 12 months
- 4 months' notice: Required notice period
- Genuine intention: Must genuinely intend to sell the property
- Market sale: Applies to selling on the open market
Why the 12-month wait?
The 12-month protected period gives tenants stability at the start of a tenancy. Landlords can't acquire a property with sitting tenants and immediately seek possession to sell with vacant possession. You must wait a year.
This applies from when the tenancy started, not from when you acquired the property.
What counts as "intending to sell"?
Genuine intention means you actually plan to sell the property. Evidence could include:
- Instructing an estate agent
- Property valuation
- Marketing materials being prepared
- Statement of intention with reasons
If you regain possession and don't sell (or quickly re-let), tenants may claim misrepresentation.
What if I change my mind after getting possession?
Changing your mind after using Ground 1A could lead to problems. The RRA includes provisions to deter misuse of this ground. If you don't sell within a reasonable period or re-let the property, tenants may have grounds for compensation.
When does Ground 1A come into effect?
Ground 1A comes into force with the relevant provisions of the Renters' Rights Act. It's expected to take effect from May 2026 alongside Section 21 abolition. You cannot use it until then.
Frequently asked questions
Can I sell with sitting tenants instead?
Yes. You can sell the property with the tenancy in place. The new owner becomes the landlord. Some investors specifically seek tenanted properties. You don't need Ground 1A if selling with tenants remaining.
What about selling to a family member?
Ground 1A is for market sales. Selling to family who want to live there might use Ground 1 (family occupation) instead, though this requires different conditions.
Does this replace Section 21 for sales?
Effectively, yes. Currently, most landlords use Section 21 to gain vacant possession before selling. After abolition, Ground 1A is the designated route.
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
If you're thinking of selling, start planning well ahead. The 12-month tenancy requirement plus 4 months' notice means you need at least 16 months from tenancy start to gain possession. Factor this into your timeline.