Renters' Rights Act Notice Periods: Every Ground Explained (2026)

Complete notice period reference table

The table below shows every Section 8 ground, its notice period, service method requirements, and key conditions as applicable from 1 May 2026 under the Renters' Rights Act 2025.

How to calculate the notice period correctly

The notice period runs from the date the notice is served (deemed received by the tenant), not from the date you write it or post it. For first class post, add one day before the notice period begins. Use calendar days — weekends and bank holidays count.

Getting the notice period calculation wrong is one of the most common reasons Section 8 notices are challenged and invalidated. The rules are precise and unforgiving.

Step 1: Determine the date of service

The notice period starts from the date of service, which is different from the date you send or write the notice:

Step 2: Count calendar days from the service date

Add the required number of calendar days (28 for 4 weeks, 14 for 2 weeks, 91-92 for 3 months) to the service date. The notice period expires at midnight on the last day. Court proceedings can be issued on the following day.

Example: You post a Section 8 notice citing Ground 8 (4 weeks notice) on Monday 4 March 2026.

• Date of service: Tuesday 5 March 2026 (day after posting)
• Notice period: 28 calendar days from 5 March
• Notice expires: 2 April 2026
• Earliest date to issue court claim: 3 April 2026

Example: You post a Section 8 notice citing Ground 1A (3 months notice) on Wednesday 1 March 2026.

• Date of service: Thursday 2 March 2026
• Notice period: 3 calendar months from 2 March
• Notice expires: 2 June 2026
• Earliest date to issue court claim: 3 June 2026

Step 3: Calculate the date on the notice form correctly

Section 8 Form 3 requires you to state the date on or after which possession proceedings may begin. This date must not be earlier than the end of the notice period. State the first day you can issue proceedings — the day after the notice period expires.

Do not try to be clever by stating an earlier date and hoping the court will not notice. Courts scrutinise the date on the notice carefully. An incorrectly stated date invalidates the notice.

What '4 weeks' means vs '1 month'

Be precise: '4 weeks' means 28 calendar days. '1 month' might mean a calendar month (which can be 28, 29, 30 or 31 days). Section 8 grounds state their notice periods in weeks or months. Use the exact terminology in the statute: where the Act says 'four weeks', count 28 days; where it says 'three months', count three calendar months (so 2 March + 3 months = 2 June).

How to serve the Section 8 notice correctly

The Section 8 notice must be in writing on the current prescribed Form 3. It can be served by personal delivery, first class post, or email (only if the tenancy agreement expressly provides for this). Always keep proof of service.

The notice form (Form 3)

The Section 8 notice must be on the current prescribed Form 3. This form is published by the Ministry of Justice and is updated periodically. Download a fresh copy from the government website each time you need to serve notice. Using an outdated version of Form 3 — even one from a few months ago — can invalidate the notice.

The form requires:

• The full address of the let property
• The full names of all tenants named in the tenancy agreement
• The full name and address of the landlord (or their agent)
• The ground(s) being relied upon: the number and the full text of each ground from Schedule 2 to the Housing Act 1988
• Particulars of the ground: a brief factual explanation of why the ground applies in this specific case
• The date on or after which possession proceedings may begin (calculated as explained above)
• The date you signed the notice

Service by first class post

First class post is the most commonly used service method. Key rules:

• Post to the property address (the let property), not to a different address the tenant may have given you
• Use first class — second class post has different deemed service rules
• Get a free certificate of posting from the Post Office counter — this proves you posted it on the date stated. Keep this permanently as part of your tenancy file.
• Service is deemed the day after posting under the Interpretation Act 1978
• You do not need to prove the tenant actually received it — deemed service applies even if the tenant claims not to have received it (provided you can prove posting)

Service by personal delivery

Handing the notice directly to the tenant is the most certain form of service. Ask the tenant to sign a dated receipt. If they refuse, note the date, time, and any witness present. Service occurs on the date of delivery. Do not post the notice through the letterbox and claim personal delivery — letterbox service is a different method.

Service by email

Email service is only valid if the tenancy agreement expressly provides for it. Check the tenancy agreement for a clause along the lines of: "Notices may be served by email to [email address]." Without such a clause, email is not a valid service method and the notice will be invalid if challenged.

If email service is permitted:

• Send to the email address specified in the tenancy agreement (not any other email address the tenant uses)
• Request a read receipt
• Keep the sent email as proof of service with the timestamp visible
• The date of service is generally the date the email is sent (or the date specified in the tenancy agreement)

Service by leaving at the property

Putting the notice through the letterbox of the property counts as service on the date it is left. This method has the same deemed service effect as post but is harder to evidence. You cannot prove when it was left (unless you have CCTV, a witness, or a dated photograph). Use only as a last resort when you cannot serve personally or by post.

What if the tenant has moved out but has not surrendered the tenancy?

If the tenant has abandoned the property but the tenancy has not formally ended, serve the notice to the property address (the let property) by first class post. The notice is deemed served on the day after posting, regardless of whether the tenant is present to receive it. You should also, if possible, check whether you have a last known alternative address and serve there too.

Notice periods for each ground: detailed explanation

3-month notice period grounds

Grounds 1, 1A, and 6 require 3 months notice. These are the grounds relating to the landlord's own plans for the property (moving in, selling, redeveloping) and reflect the fact that the tenant is not at fault and needs more time to find alternative accommodation.

Ground 1: Landlord or family member moving in (3 months)

Three months notice is required. The extended notice period reflects the fact that the tenant is being asked to leave through no fault of their own, giving them reasonable time to find a new home. The notice cannot be served within the first 12 months of the tenancy — if the tenancy started on 1 June 2026, the earliest you can serve a valid Ground 1 notice is 1 June 2027.

The 3-month notice period under Ground 1 is fixed. You cannot agree with the tenant to accept shorter notice, and you cannot give a notice that specifies a date sooner than 3 months from service.

Ground 1A: Landlord intending to sell (3 months)

The same 3-month notice period applies. Again, the extended period reflects the tenant's lack of fault and the significant disruption of having to find new accommodation. The 12-month tenancy restriction also applies — Ground 1A is not available in the first year of a tenancy.

The 3-month notice period begins from the date of service, not from the date you instruct an estate agent. If you instruct an agent in January and serve the notice in February, the notice period runs from February, not January.

Ground 6: Substantial redevelopment (3 months)

Three months notice is required. The landlord must be genuinely intending substantial redevelopment that cannot be carried out with the tenant in occupation. Minor refurbishment does not qualify. Planning permission (if obtained) and building regulation approvals should be available to evidence the intent.

4-week notice period grounds

Most Section 8 grounds require 4 weeks notice (28 calendar days). These include all rent arrears grounds (8, 8A, 10), late payment (11), tenancy breaches (12), property deterioration (13), furniture deterioration (15), and the new Ground 6A. Four weeks gives the tenant a short window to remedy the situation or make arrangements to leave.

Ground 6A: Property in breach of legal requirements (4 weeks)

Four weeks notice is required. This ground applies where the continued letting of the property would constitute a breach of a legal requirement — for example, the property requires an HMO licence that the landlord does not hold, or the property is in a selective licensing area and is unlicensed.

The 4-week notice period is shorter than most other grounds, reflecting the seriousness of the legal compliance breach and the urgency of resolving it. However, landlords should be aware that using this ground involves acknowledging a compliance failure, which may have separate regulatory consequences.

Ground 8: 2+ months rent arrears (4 weeks)

Four weeks notice is required. The notice can be served as soon as the arrears reach or exceed 2 months. However, for the mandatory ground to succeed at court, the arrears must still be at least 2 months at the date of the hearing — a separate requirement from the notice date test.

Practical tip: if arrears are only just above 2 months at the notice date, consider whether to serve immediately or wait until arrears are more clearly established. If the tenant pays some arrears after the notice is served, bringing the balance below 2 months before the hearing, the mandatory Ground 8 fails. Waiting until arrears are at 2.5 or 3 months gives more buffer.

Ground 8A: Repeated arrears — new (4 weeks)

Four weeks notice is required. Ground 8A applies where the tenant has been in arrears of 2+ months on 3 or more occasions in the last 3 years, even if they are currently paid up. This is a discretionary ground — the court will consider the pattern and decide whether to grant possession.

Ground 10: Any arrears (4 weeks)

Four weeks notice is required. Ground 10 covers any level of arrears, unlike Ground 8 which requires 2 months. This is a discretionary ground — the court will consider whether it is reasonable to grant possession given the level of arrears and the tenant's circumstances.

Ground 10 is typically cited alongside Ground 8 so that if Ground 8 fails (arrears paid down below 2 months), Ground 10 remains as a fallback.

Ground 11: Persistent late payment (4 weeks)

Four weeks notice is required. This ground applies where the tenant pays rent regularly but persistently late — even if they are not currently in arrears. A pattern of 6-12 months of consistent late payments is typically needed to establish persistence. The court has discretion and will consider whether the landlord gave the tenant warnings before serving notice.

Ground 12: Breach of tenancy obligation (4 weeks)

Four weeks notice is required. The breach must be of an obligation in the tenancy agreement other than the obligation to pay rent. Common examples: unauthorised subletting, commercial use in a residential-only property, keeping a pet where this was prohibited at the time (pre-RRA pet request cases), failing to maintain a garden.

For discretionary grounds like Ground 12, serve a written warning first. Give the tenant a specific period (typically 14 days) to remedy the breach before serving the Section 8 notice. This strengthens your case at court by demonstrating you acted reasonably.

Ground 13: Waste or neglect (4 weeks)

Four weeks notice is required. The ground applies where the condition of the property has deteriorated due to the tenant's acts or neglect. Evidence is critical: photographic inventory at the start of the tenancy, regular inspection photographs, repair quotes, and condition reports.

Ground 15: Furniture deterioration (4 weeks)

Four weeks notice is required. Only applies to furnished tenancies. Requires clear evidence of deterioration beyond normal wear and tear caused by the tenant's acts or neglect, supported by a signed inventory at the start of the tenancy.

2-week notice period grounds

Grounds 14, 14A, and 17 have 2-week notice periods (or immediate in the most serious anti-social behaviour cases). The shorter notice reflects the urgency of these situations: serious anti-social behaviour affecting neighbours, domestic abuse, or fraudulent tenancy applications.

Ground 14: Anti-social behaviour (2 weeks or immediate)

The notice period for Ground 14 depends on the severity. For serious anti-social behaviour (criminal offences at the property, persistent harassment, violence), the notice can state that proceedings may begin immediately — there is no waiting period. For less serious cases, 2 weeks notice is required.

In practice, even where you state proceedings may begin immediately, the court process takes weeks. What 'immediate' means is that you do not have to wait a notice period before filing the court claim — you can file the day after serving the notice (or even the same day in very serious cases).

Ground 14 is discretionary. The court will consider the seriousness of the behaviour and whether possession is reasonable. Strong, contemporaneous evidence from multiple sources is essential.

Ground 14A: Domestic abuse (2 weeks)

Two weeks notice is required. This ground applies in specific domestic abuse circumstances. Specialist support — from local authority housing teams, domestic abuse services, and legal advisers — should be sought before using this ground.

Ground 17: False statement (2 weeks)

Two weeks notice is required. The false statement must have been made knowingly or recklessly by the tenant or a person acting on their behalf. Evidence of the false statement (the original application form, references, communications) must be preserved. The court has discretion and will consider the seriousness of the false statement and whether it materially affected the decision to let.

Common notice period mistakes and how to avoid them

The most common errors that invalidate Section 8 notices are: using an outdated Form 3, miscalculating the notice period, failing to name all tenants, stating incorrect ground numbers, and failing to keep proof of service.

Error 1: Using an outdated Form 3

The Ministry of Justice periodically updates Form 3. An outdated version — even one from 6 months ago — may be invalid. Download a fresh copy from the gov.uk website every time you need to serve a notice. Do not reuse previously printed forms.

Error 2: Miscalculating the notice period

The most frequent calculation errors:

• Forgetting to add one day for first class post (counting from the date of posting rather than the day after)
• Counting working days instead of calendar days
• Using '1 month' instead of '4 weeks' (these can differ by days)
• Setting the proceedings date too early by one day — 'the date on or after which proceedings may begin' must be the first day after the notice period expires, not the last day of it

Double-check every calculation. A notice that expires on 2 June requires 3 June as the earliest date for proceedings, not 2 June.

Error 3: Failing to name all tenants

The notice must name all tenants who are parties to the tenancy agreement. If you have two joint tenants and only name one, the notice may be invalid against the unnamed tenant. Always check the tenancy agreement and include all named tenants on the notice.

Error 4: Citing an incorrect ground number or description

The form requires you to state the ground number and its full statutory wording. If you cite Ground 8 but write the wording for Ground 10, or state that Ground 8A applies when the ground is actually Ground 8, the notice may be invalid. Copy the exact statutory wording from Schedule 2 to the Housing Act 1988 (as amended by the Renters' Rights Act). Do not paraphrase.

Error 5: Insufficient particulars

Form 3 requires 'particulars of the ground': a brief explanation of why the ground applies in this specific case. 'The tenant owes rent' is not sufficient. State: 'The tenant owes £X in rent arrears. Rent of £Y per month has been due since [date]. The last payment received was £Z on [date]. A rent ledger is available showing all payments due and received.' Be specific, be factual, and be concise.

Error 6: No proof of service

Without proof that the notice was served, and when, the court proceedings cannot proceed effectively. The tenant can deny receiving the notice. Keep the certificate of posting (free from the Post Office), a signed receipt, or a sent email with timestamp. Store this permanently as part of the tenancy file.

Error 7: Serving the notice before the 12-month restriction lifts (Grounds 1 and 1A)

Grounds 1 and 1A are not available in the first 12 months of a tenancy. A notice served while the tenancy is under 12 months old is invalid for these grounds. Count from the tenancy start date carefully. Note that from 1 May 2026, the '12-month restriction' applies to the tenancy as a whole (which is now periodic), not to any fixed-term period that has been superseded.

What happens after the notice period expires

Once the notice period expires, if the tenant has not left voluntarily, you can apply to the county court for a possession order. You cannot legally remove the tenant without a court order. The notice itself gives you permission to apply to court — it does not give you permission to end the tenancy.

If the tenant leaves voluntarily

If the tenant leaves and surrenders the keys by the end of the notice period, the tenancy ends by surrender. Document the handover: get the keys back, make a written record of the date and time, conduct a property inspection, and send the tenant a written confirmation that the tenancy has ended. Process the deposit according to the deposit scheme rules.

If the tenant does not leave

Apply to the county court immediately after the notice period expires. Delay in applying to court is one of the most common errors landlords make — the longer you wait, the longer the total process takes, and additional arrears accumulate. The Section 8 notice does not expire once served — it remains valid for court purposes (generally for 12 months from the date proceedings could first have been issued), but there is no benefit in delay.

For the full step-by-step court process, see: How to Evict a Tenant in 2026.

If the tenant contacts you

If the tenant contacts you to dispute the notice, propose a repayment plan, or ask for more time, respond in writing. Keep a record of all communications. A repayment plan may resolve the situation without court proceedings — if so, ensure the agreement is documented in writing and signed by both parties. A poorly drafted verbal agreement creates disputes later.

If the tenant disputes the validity of the notice (claiming it was not served, or that it was incorrectly completed), seek legal advice before issuing court proceedings. You need to be confident the notice was correctly served and that you can prove it before spending money on court fees.

Notice periods for tenant-initiated ending of tenancy

Under the Renters' Rights Act, tenants can end a periodic tenancy by giving notice. The required notice period for tenants is typically 2 months (or the length of one rental period if longer). Landlords cannot require longer notice from tenants than the statutory minimum.

From 1 May 2026, all tenancies are periodic. Tenants can end a periodic tenancy by giving notice to quit. The minimum notice required from a tenant under a monthly periodic tenancy is typically 1 calendar month, ending on the last day of a rental period. Some tenancy agreements require 2 months notice from tenants — this is permitted as long as it does not exceed the statutory maximum that can be required.

The Renters' Rights Act does not allow landlords to require excessive notice periods from tenants. Any clause requiring more than 2 months notice from the tenant (or more than one rental period, whichever is longer) may be challenged as an unfair term under the Renters' Rights Act.

When a tenant gives notice, always acknowledge it in writing, confirm the last day of the tenancy, and make arrangements for a checkout inspection. This prevents disputes about whether the tenancy has properly ended.

Frequently asked questions

Does the notice period start from when I send it or when the tenant receives it?

The notice period starts from the date of service — when the notice is legally deemed received. For first class post, this is the day after posting. For personal delivery, it is the date of delivery. For email (if permitted), it is generally the date sent. The date you write the notice is irrelevant.

Can I serve notice by email?

Only if the tenancy agreement expressly provides for service by email and specifies the email address. Without an email service clause, email service is not valid. Check the tenancy agreement before sending a notice by email. If in doubt, serve by first class post and keep the certificate of posting.

What if I make a mistake on the notice?

A material error — wrong form, wrong ground number, incorrect notice period date, wrong tenant name — invalidates the notice entirely. You must serve a fresh, correct notice. The notice period starts again from the date the correct notice is served. Minor typographical errors that do not mislead the tenant may not invalidate the notice, but this should not be assumed without legal advice.

Can I withdraw a Section 8 notice?

You cannot 'un-serve' a notice, but you can write to the tenant confirming you will not pursue possession proceedings on the basis of that notice. If the situation later changes and you want to seek possession, you will need to serve a fresh notice. The notice is generally valid for 12 months from the date proceedings could first have been issued, so you can proceed to court within that window if the situation deteriorates again.

Do weekends count in the notice period?

Yes. Calendar days are used. A 4-week notice period means 28 calendar days including weekends and bank holidays. If the notice period expires on a bank holiday, it is good practice to add one extra day to be safe, though this is not strictly required by statute.

What happens if the tenant ignores the notice?

A tenant ignoring a Section 8 notice does not end the tenancy and does not give you the right to remove them. Once the notice period expires, apply to the county court for a possession order. The court will serve the claim on the tenant and list a hearing. If the tenant ignores the court process, a possession order can be granted on the papers (without a hearing) in some cases. If the tenant ignores the possession order, apply for a bailiff warrant.