Section 21 has gone
You cannot evict tenants using the section 21 process. You need a legal reason, known as a ground for possession.
Source: GOV.UK: Renters' Rights Act: an overview for landlords
Section 8 notice and Form 3A: grounds and notice periods
Since 1 May 2026 a landlord in England needs a legal reason, called a ground, to end a tenancy. This page sets out what GOV.UK says about the form, the notice periods and the deposit. It does not tell you which ground to use.
Not legal advice. Every figure on this page states what the linked gov.uk page says.
The form
To evict a tenant with an assured periodic tenancy using a section 8 notice, you fill in Form 3A. It is on the GOV.UK assured tenancy forms page and was updated on 1 May 2026.
Sources: GOV.UK: Evicting tenants: giving notice; GOV.UK: Assured tenancy forms
Notice periods
GOV.UK says the notice period will usually be 4 months if your tenant has not done anything wrong. It may be 2 months in some specialist cases. It may be shorter if your tenant is at fault, for example if they owe you rent.
You cannot evict your tenant in the first 12 months of the tenancy if it is because you need to move in or sell the property.
The deposit before court
Before a court grants possession it needs to see that the deposit was returned to the tenant in full or with deductions, that a court challenge about it was settled or that you still hold it in a government-approved scheme.
Time to apply to court
If you gave the section 8 notice on or after 1 May 2026 you will usually have up to 12 months to apply to the court.
What Letward does
Letward does not fill in Form 3A, pick a ground or judge a notice. It logs the date you served the form, how you served it and who received it, so the record is there if you need it.
Check your register window, freeSources
- GOV.UK: Renters' Rights Act: an overview for landlordsChecked on 10 October 2026
- GOV.UK: Evicting tenants: giving noticeChecked on 10 October 2026
- GOV.UK: Assured tenancy formsChecked on 10 October 2026
Page updated 10 October 2026. Each source shows the date it was last checked. Each guide states what the linked government page says, with the dates and nothing more. England only.