Section 8 notice period calculator
Tick the ground(s) on your Form 3A and enter the service date. You get the earliest date to put in box 2.1 and the last date to start court proceedings.
Information, not legal advice. Know Your Let is not a law firm and does not act in court cases. We can help with the notice stage (see pricing); court claims and hearings are for you or a solicitor.
Section 8 notice periods by ground (from 1 May 2026)
| Ground | Reason | Type | Minimum notice |
|---|---|---|---|
| 1 | Landlord or family member moving in | Mandatory | 4 months |
| 1A | Landlord intends to sell | Mandatory | 4 months |
| 2 | Sale by mortgage lender | Mandatory | 4 months |
| 4A | Student HMO needed for new students (prior notice needed) | Mandatory | 4 months |
| 5C | Tenancy linked to employment by the landlord has ended (prior notice needed) | Mandatory | 2 months |
| 6 | Redevelopment | Mandatory | 4 months |
| 6B | Compliance with enforcement action | Mandatory | 4 months |
| 7 | Death of the tenant | Mandatory | 2 months |
| 7A | Severe antisocial or criminal behaviour | Mandatory | None – can apply to court straight away |
| 7B | Tenant has no right to rent | Mandatory | 2 weeks |
| 8 | Serious rent arrears (3 months / 13 weeks) | Mandatory | 4 weeks |
| 9 | Suitable alternative accommodation | Discretionary | 2 months |
| 10 | Any rent arrears | Discretionary | 4 weeks |
| 11 | Persistent late payment of rent | Discretionary | 4 weeks |
| 12 | Breach of a tenancy term (not rent) | Discretionary | 2 weeks |
| 13 | Deterioration of the property | Discretionary | 2 weeks |
| 14 | Antisocial behaviour | Discretionary | None – can apply to court straight away |
| 14ZA | Conviction for an offence during a riot | Discretionary | 2 weeks |
| 15 | Deterioration of furniture | Discretionary | 2 weeks |
| 17 | Tenancy obtained by a false statement | Discretionary | 2 weeks |
Housing Act 1988, s8(4AA) as amended by the Renters' Rights Act 2025. Grounds used mainly by social landlords, universities and supported housing providers are left out; see the GOV.UK grounds guidance for the full list.
How the dates are counted
- Periods run "beginning with the date of service", so the service day counts as day one. A 4-week notice served on 1 June runs to the end of 28 June; the earliest date in the notice is 29 June.
- For months, the tool uses the same day in the later month (1 June + 4 months = 1 October). Where that day doesn't exist (31 October + 4 months), it moves to the 1st of the next month.
- The date of service is not always the day you post it. Check how your tenancy agreement says notices are served and allow extra days for post. Keep proof – form N215 (certificate of service) is used for this.
- Many landlords add a few days' margin. A notice with a date that is too early can be rejected, and you would have to start again.
Common questions
Does a section 8 notice expire?
Yes. Court proceedings must begin no later than 12 months from the date the notice was served (Housing Act 1988, s8(3)(c)). After that you need a fresh notice. The 12 months can be extended if the tenant is in a Breathing Space debt moratorium.
What is the Ground 8 notice period?
At least 4 weeks from service since 1 May 2026 (it was 2 weeks before). Grounds 10 and 11 are also 4 weeks.
How long is a section 8 notice for selling or moving in?
Grounds 1 and 1A need 4 months, and the date in the notice must also be at least 12 months after the tenancy started.
Does a possession order expire?
You can apply for a warrant of possession up to 6 years after the order was made. After 6 years you need the court’s permission first (GOV.UK).
Does a suspended possession order expire?
A suspended order sets conditions, for example paying the rent plus an amount towards arrears. While the tenant keeps to them you cannot evict; if they break them you can apply for a warrant (form N325A). Read the order itself for its exact terms.
What if I use several grounds?
The earliest date in the notice must be after the longest notice period among the grounds you rely on (s8(4AA)).
Related guides
Adds the Ground 8 check, court timings and fees.Section 8 grounds explained →
What each ground needs you to prove.How to fill in Form 3A →
Box by box, with the official links.Section 8 notice guide →
The full notice stage.
Sources
- legislation.gov.uk: Housing Act 1988, section 8 (notice periods, s8(4AA))
- legislation.gov.uk: Housing Act 1988, Schedule 2 (grounds for possession)
- GOV.UK: Grounds for possession – guidance for landlords and letting agents
- GOV.UK: Assured tenancy forms (Form 3A and legal wording for grounds)
- GOV.UK: Repossessing your privately rented property after 1 May 2026
Last checked 28 Sep 2026. Figures and fees change; check the official source before you act.