A Section 8 Notice — formally known as a 'Notice Seeking Possession' — is a statutory notice served by a landlord on a tenant under section 8 of the Housing Act 1988. It is the first formal step in the legal process by which a landlord of an Assured or Assured Shorthold Tenancy in England can seek a court order for possession of a residential property based on one or more of the statutory grounds set out in Schedule 2 to the Housing Act 1988. Unlike a Section 21 notice, which was a 'no-fault' possession notice requiring no reason, a Section 8 notice must specify one or more of the Schedule 2 grounds and the full particulars supporting those grounds.

The grounds for possession in Schedule 2 to the Housing Act 1988 are divided into mandatory grounds (where the court must make a possession order if the ground is proved) and discretionary grounds (where the court may make a possession order if it is satisfied that the ground is made out and that it is reasonable to order possession). The mandatory grounds include Ground 8 (at least two months' unpaid rent at the date of both the notice and the court hearing), Ground 7A (conviction for certain serious offences or domestic abuse findings), and Ground 7B (Right to Rent failure). The discretionary grounds include Ground 10 (some rent unpaid), Ground 11 (persistent late payment of rent), Ground 12 (breach of tenancy obligation), Ground 14 (nuisance or antisocial behaviour), and others.

From 1 May 2026, the Renters' Rights Act 2025 abolishes Section 21 no-fault possession entirely, making the Section 8 notice the only route by which landlords in England can seek possession of a residential property. The 2025 Act also introduced new grounds and amended existing ones, including a new mandatory Ground 1A (landlord intending to sell the property) and changes to Ground 6 (landlord intending to redevelop). After 1 May 2026, all possession claims — whether the tenancy was originally fixed-term or periodic — must be based on one of the Schedule 2 grounds.

The Section 8 notice must be given in the prescribed form specified by the Assured Tenancies and Agricultural Occupancies (Forms) Regulations 1997 (as amended). Using the correct form and including sufficient particulars is essential — a court may strike out or adjourn a possession claim if the Section 8 notice is deficient.

A Section 8 Notice must be served before a landlord can apply to the county court for a possession order against an Assured or Assured Shorthold Tenant in England based on one of the Schedule 2 grounds. It is required in all of the following circumstances:

Rent arrears: Where the tenant owes at least two months' rent and the landlord wishes to rely on the mandatory Ground 8 (which requires two months' arrears both at the date of the notice and at the date of the court hearing), or on the discretionary Grounds 10 and/or 11 (some arrears or persistent late payment).

Breach of tenancy: Where the tenant has broken a term of the tenancy agreement — such as subletting without consent, causing damage to the property, or breaching a prohibition on pets or smoking — and the landlord wishes to rely on the discretionary Ground 12.

Nuisance or antisocial behaviour: Where the tenant, someone living at the property, or a visitor has caused nuisance or annoyance to neighbours or has been convicted of a relevant criminal offence. Ground 14 is a discretionary ground and, uniquely, is the only ground for which court proceedings can be commenced immediately without waiting for a notice period to expire.

Domestic abuse: Ground 7A is a mandatory ground introduced in 2018 that applies where a court has made a domestic abuse-related injunction or found in civil proceedings that the tenant or a person living at the property has used or threatened violence or abuse against another resident.

Right to Rent failure: Ground 7B (mandatory) applies where the landlord has received a notice from the Home Office that the tenant does not have the Right to Rent under the Immigration Act 2014.

After 1 May 2026, the Section 8 notice becomes the landlord's only route to possession in all circumstances, following the abolition of Section 21 by the Renters' Rights Act 2025.

A valid Section 8 Notice for England must contain the following key elements:

1. Prescribed form: The notice must be in the form prescribed by the Assured Tenancies and Agricultural Occupancies (Forms) Regulations 1997 (as amended by subsequent regulations). The prescribed form is Form 3 and includes mandatory sections for the grounds and particulars. Using a materially incorrect form may result in the notice being invalid.

2. Parties and property: The full legal name(s) of all landlord(s) and all tenant(s) named on the tenancy agreement, and the full address of the rental property. All tenants must be named.

3. Ground(s): The specific ground(s) from Schedule 2 to the Housing Act 1988 on which possession is sought. The landlord must state whether the ground is mandatory or discretionary. Relying on multiple grounds simultaneously is permissible.

4. Particulars: Full and sufficiently detailed particulars supporting each ground. For rent arrears, this means stating the monthly rent, the period of arrears, and the total outstanding. For breach of obligation, this means identifying the specific clause breached and describing the conduct. For nuisance, this means describing specific incidents with dates. Vague particulars are a common reason for courts to adjourn or dismiss possession claims.

5. Notice dates: The date of service and the earliest date on which court proceedings may be begun. The minimum notice period varies by ground — from immediate (Ground 14) to 14 days (Ground 7A and most rent arrears grounds) to two months (Grounds 1, 2, 9).

6. Method of service: The notice should be served in a way that can be evidenced — personal delivery, first-class post (with proof of postage), or through the letterbox. Service by email is only valid if expressly agreed in the tenancy agreement.

7. Tenant rights information: The prescribed form includes information about the tenant's right to seek advice and the fact that they do not need to vacate until a court order has been made and a bailiff instructed.

8. Landlord's signature: The notice must be signed by the landlord or the landlord's authorised agent, with the date of signing.

Note: A Section 8 notice expires twelve months from the date specified for the commencement of proceedings. If the landlord does not begin court proceedings within that period, a new notice must be served.