Section 8 Notice Period Calculator
Pick your ground and get the notice period, the earliest date you can apply to court, and whether the first-12-months restriction blocks you.
How Section 8 notice periods work in 2026
Since the Renters' Rights Act 2025 came into force on 1 May 2026, Section 21 is abolished and Section 8 is the only route to possession of an assured tenancy in England. The notice period is set by the ground you rely on, not by the tenancy:
- Four months: Ground 1 (moving in), Ground 1A (selling) and Ground 2 (mortgage lender).
- Four weeks: the rent and conduct grounds: 8, 10, 11, 12 and 13.
- Immediate: Ground 14, anti-social behaviour, where proceedings can be started straight away.
Ground 1 and Ground 1A cannot generally be used in the first 12 months of the tenancy, and there are limits on re-letting the property after using them. Serving too early doesn't just delay the claim, it invalidates the notice.
The dates above run from the date of service. They don't account for deemed-service rules: if you post a notice, your tenancy agreement or the court may treat it as served a set number of days later, so build in a margin.
Mandatory vs discretionary grounds
On a mandatory ground the court must grant possession once the ground is proved. On a discretionary ground it grants possession only if it also considers it reasonable, weighing the tenant's circumstances. A notice citing only discretionary grounds is never a guaranteed outcome, which is why serious arrears claims usually plead Ground 8 alongside Grounds 10 and 11.
Frequently asked questions
How much notice is needed for a Section 8 notice in England?
It depends on the ground. Ground 1, Ground 1A and Ground 2 need four months' notice. The rent arrears and breach grounds (8, 10, 11, 12 and 13) need four weeks. Ground 14, anti-social behaviour, can be brought immediately.
What is the difference between a mandatory and a discretionary ground?
On a mandatory ground the court must order possession if the ground is proved. On a discretionary ground the court only orders possession if it is also reasonable to do so, so the outcome is never guaranteed.
Can I use Ground 1 or Ground 1A in the first 12 months of a tenancy?
No. The landlord-moving-in ground and the selling ground cannot generally be relied on during the first 12 months of the tenancy, so the earliest you can serve on them is 12 months after the tenancy began.
How many months' rent arrears do you need for Ground 8?
At least three months' (or 13 weeks') rent must be unpaid both when the notice is served and at the hearing. Falling below that threshold before the hearing defeats the ground.
These tools are just the start
Tenancy Pilot brings rent collection, compliance, tax and documents into one platform built for the Renters' Rights Act 2025. Join the waitlist for early access at launch.