What Are the Most Common Grounds for Possession in London?

Recovering your property used to be relatively simple: serve a Section 21 notice and, in most cases, the tenancy would end without you giving a reason. That route closed when the Renters' Rights Act 2025 came into force on 1 May 2026. Section 21 has been abolished, and every possession now has to rest on a specific legal ground under Section 8. For London landlords, that makes it worth understanding which grounds exist, when they apply, and how to use them correctly.

How possession works now

Fixed-term assured shorthold tenancies have been replaced by periodic tenancies that roll from month to month, so there is no longer an end date to fall back on. To recover the property you must identify a valid Section 8 ground, serve the correct notice with the correct notice period, and be ready to evidence your reason if it is challenged. Accelerated possession is not available for Section 8, so it pays to get the paperwork right the first time. If you want the wider context behind these changes, our overview of the Renters' Rights Act 2025 for London landlords sets the scene.

Ground 1: you need to sell the property

One of the most common reasons landlords seek possession is to sell. The Act keeps a clear ground for this, recognising that owners may genuinely need to release the value in their property. As with all Section 8 grounds, you must serve the right notice, allow the required notice period, and keep written evidence of your intention. This is not a shortcut for ending a tenancy you simply find inconvenient; it is meant for a real and demonstrable decision to sell.

Ground 2: you or close family need to move in

The second ground landlords reach for most often is wanting to move back into the property themselves, or to house a close family member. Again, the test is genuine need rather than convenience, and the same discipline applies: correct notice, correct notice period, and a written trail showing the basis for your claim. Because the rules around periodic tenancies change how you plan ahead, it can help to read how periodic tenancies work under the RRA 2025 before you start.

Ground 3: serious rent arrears

Where a tenant falls into serious rent arrears, there is a ground for possession that reflects the financial harm this causes. The key word is serious; a single late payment or a short, quickly resolved gap is a different matter from sustained arrears. Keeping accurate, dated records of what was due, what was paid and when, is essential, because the strength of any possession claim rests on that evidence. Clear bookkeeping from day one of the tenancy is your best protection here.

Ground 4: anti-social behaviour

Anti-social behaviour is another recognised ground. This covers conduct that causes a nuisance or distress to neighbours, damages the property, or otherwise breaches the tenant's obligations in a meaningful way. As with arrears, evidence matters enormously: dated notes, correspondence, and any reports from neighbours or the local authority all help build a credible picture. Possession on this basis is taken seriously by the courts, which is precisely why your documentation needs to be thorough.

Other grounds you may encounter

Beyond these four, there are further grounds covering situations such as breach of tenancy terms and other specific circumstances set out in the legislation. The common thread is that each one requires a genuine reason, the right notice, the right notice period, and supporting evidence. None of them is a return to the old no-fault model, so it is worth choosing the ground that actually fits your situation rather than reaching for whichever seems quickest.

Serving the notice correctly

Choosing the right ground is only half the task; serving the notice properly is the other half. Each ground carries its own notice period, and getting the form, the wording or the timing wrong can send you back to the start. Possession through the courts can take time, so a clean notice and a complete evidence file are the things most likely to keep matters moving. Our guide on how to serve a valid Section 8 notice walks through the practical steps in more detail.

A word on fair treatment

Whatever your reason for seeking possession, it must never be a cover for discrimination. The Act prohibits treating families with children or benefit recipients less favourably, and the Equality Act 2010 protects against discrimination more broadly. Possession decisions should rest on the legitimate grounds in the legislation and on documented facts, not on assumptions about who a tenant is.

How JSLA can help

If JSLA fully manages your property, we handle the new Section 8 grounds and paperwork, keep the dated records that make a claim defensible, and serve notices in the correct form and timing on your behalf. If you are on a Let Only basis or you self-manage, it is still worth understanding what a managing agent does day to day, which we cover in what a letting agent does in London.

The information here is a general summary, not legal advice. Every tenancy is slightly different, and the right ground and notice period depend on your specific circumstances. If you are considering recovering a property and would like a calm second opinion before you act, do get in touch and we will look at it with you.