Free landlord and agent tool
Section 8 possession notice helper
Since the Renters' Rights Act came into force on 1 May 2026, Section 21 no-fault evictions are abolished and possession is sought on Section 8 grounds using the new Form 3A. Pick your grounds below and we will work out the minimum notice period and the earliest date you can apply to court, then point you to the official form to complete.
Guidance only - please read
This tool helps you prepare. It does not generate or replace the prescribed notice. The legal notice is the gov.uk Form 3A, which must contain the exact statutory wording for each ground - getting that wrong can make the notice invalid. Use this to plan, then complete and serve the official Form 3A and take legal advice if you are unsure.
Since the Renters' Rights Act came into force on 1 May 2026, Section 21 no-fault evictions have been abolished for private assured tenancies in England, and a landlord must seek possession on Section 8 grounds using the prescribed gov.uk Form 3A. This free tool helps landlords and letting agents choose the right possession grounds, work out the minimum notice period and the earliest date you can apply to court, and find the official forms. It is general guidance to help you prepare, not legal advice.
Increasing the rent? Use Form 4A (Section 13)
You cannot raise the rent on a Section 8 notice. For a private assured tenancy, propose a new rent by serving the official Form 4A under Section 13 of the Housing Act 1988. The notice period, how often you can increase, the open-market-rent limit and the tenant right to challenge at the First-tier Tribunal are all set by Section 13 - check the current gov.uk guidance for the exact rules.
Section 8 and Form 3A: common questions
What is a Section 8 notice?
A Section 8 notice is the formal notice a landlord in England serves to seek possession of a property let on an assured tenancy, setting out one or more legal grounds for possession. Since 1 May 2026 it is served on the prescribed gov.uk Form 3A.
Is Section 21 still available in 2026?
No. Section 21 no-fault evictions were abolished for private assured tenancies when the Renters' Rights Act took effect on 1 May 2026. Possession is now sought on Section 8 grounds using Form 3A. Form 6A and Section 21 survive only for social housing assured shorthold tenancies.
How much notice does a Section 8 notice need?
It depends on the grounds you rely on. Notice periods range from four months down to two weeks, and the two anti-social-behaviour grounds let you apply to court immediately. Where you use more than one ground, the longest notice period applies. This tool works out the period for your selected grounds from the gov.uk Form 3A guidance - always confirm against the current gov.uk guidance before serving.
What are the grounds for possession?
There are mandatory grounds (numbered 1 to 8), where the court must grant possession if the ground is proven, and discretionary grounds (9 to 18), where the court must also consider it reasonable. Examples include serious rent arrears, the landlord selling or moving in, and anti-social behaviour. The full list and the exact legal wording are in the official gov.uk Form 3A documents.
What is the difference between Form 3A and Form 4A?
Form 3A is the Section 8 possession notice, used to end a tenancy on one or more grounds. Form 4A is the Section 13 notice a landlord uses to propose a rent increase on a private assured tenancy - you cannot raise the rent using a Section 8 notice. Both are official gov.uk forms.
Does this tool create my Section 8 notice?
No. It is a free preparation tool. It helps you choose the right grounds and work out the notice period and earliest court date, then points you to the official gov.uk Form 3A to complete and serve. It is general guidance, not legal advice, and not the prescribed notice itself - if the legal wording on the form is missing or inaccurate the notice may be invalid.
Last reviewed: 2 June 2026. England only. Always check the current gov.uk guidance before acting.