Section 8 notice: what it means and what to do (after the Renters' Rights Act, from 1 May 2026)
Updated: 2026-10-18
A section 8 notice is a landlord's written notice that they want to end your tenancy for a stated reason. You do not have to leave on the date in it. The landlord must go to court, and there will always be a hearing.
What is this letter?
This guide is for private tenants in England. From 1 May 2026 your private landlord cannot give you a section 21 "no fault" notice. If your landlord wants you to leave, they must use a section 8 notice and give a reason (called a ground). The notice must be on the right form (form 3A) and list the grounds.
Examples: ground 8 (you owe at least 3 months' rent), ground 10 (you owe some rent), ground 1 (the landlord or family wants to move in), ground 1A (the landlord wants to sell). The notice is only the first step. A landlord usually cannot evict you if they get the notice wrong.
How much time do I have?
| Event | Counted from | How long | Source |
|---|---|---|---|
| Rent arrears: ground 8, 10 or 11 | Date you got the notice | 4 weeks | Shelter |
| Breaking the tenancy, damage: grounds 12, 13, 15 | Date you got the notice | 2 weeks | Shelter |
| Antisocial behaviour: ground 7A or 14 | Date you got the notice | No minimum. The landlord can apply to court as soon as they give notice. | Shelter |
| Landlord or family moving in, or selling: grounds 1, 1A, 2, 4A | Date you got the notice | 4 months | Shelter |
| Tenant has died: ground 7 | Date you got the notice | 2 months (only in some situations) | Shelter |
| Landlord applies to court | Date the notice was given | Usually up to 12 months (notices given on or after 1 May 2026) | GOV.UK |
| Landlord wants to move in or sell | Start of the tenancy | Cannot evict in the first 12 months for these grounds | GOV.UK |
| Old section 21 or section 8 notices | Notice given before 1 May 2026 | Landlord had to apply to court by 31 July 2026. If not, the notice is not valid. | Shelter |
The earliest court date is in paragraph 5 of the notice. Count back from the date you got the notice to check that you had enough time. Ask us if you are not sure how to count.
What do I do, step by step?
- Do not panic and do not ignore it. Write down the date you got the notice and keep the envelope.
- Read which grounds are listed and the earliest date in paragraph 5.
- Check the notice period against the table. Count from the date you received it.
- Look for help straight away. GOV.UK suggests finding a legal adviser and ticking "housing loss prevention advice service". Citizens Advice and Shelter also give free help.
- If it is about rent: check the figures. Are they right? If you can pay or offer a plan, write to the landlord and keep a copy.
- Do not leave only because of the notice. If you stay after the date, the landlord must apply to court. The court can sometimes stop the eviction.
- Open all court papers the day they arrive. Go to the hearing. Take your tenancy agreement, rent records and messages.
What letter should I send? (Ready-made letter)
You may want to write to your landlord. For example: to say you got the notice, to ask for the reason in detail, to correct rent figures, or to offer a payment plan. Keep it calm and short. UK Help Agent can write this letter for you in English from your voice message or a photo of the notice.
Record what happened, or send a photo of the letter. The explanation is free. A ready letter is £4.
What if the deadline has passed?
The date in the notice is not a date you must be out. After it, the landlord must apply to the court for a possession order. There will always be a court hearing, and the court can sometimes stop the eviction. Do not ignore court papers. Get advice as soon as you can.
Is it the same in England, Scotland, Wales and Northern Ireland?
This guide is for England. GOV.UK's guidance for landlords is titled "Evicting tenants in England". Scotland, Wales and Northern Ireland have their own housing laws, so check Shelter Scotland, Shelter Cymru or Housing Rights for your area. The Renters' Rights Act changes for housing association tenants are expected in autumn 2027, according to Shelter.
Frequently asked questions
Is a section 8 notice an eviction?
No. It is a notice. If you do not leave, the landlord must go to court.
Can my landlord still use a section 21 notice?
From 1 May 2026 your private landlord cannot give you a section 21 notice. Older notices had to go to court by 31 July 2026.
How much notice must I get?
It depends on the ground: 2 weeks, 4 weeks, 2 months or 4 months, and none for antisocial behaviour. See the table.
Do I have to leave by the date in the notice?
No. The landlord must apply to court. There will always be a hearing.
Where do I get free help?
Search for a legal adviser on GOV.UK and tick housing loss prevention advice service. Shelter and Citizens Advice also help.
Sources
- Shelter England: How much notice
- Shelter England: Renters' Rights Act changes
- GOV.UK: Giving notice to evict tenants (England)
Checked on: 2026-10-17
This is general information, not legal advice. Rules can change. For your own case, check the sources above or ask a free adviser, for example Citizens Advice.