How much notice is needed for Ground 1 or 1A?

Four months, according to the GOV.UK grounds for possession guidance.

Can a landlord use Ground 1 or 1A in the first 12 months?

No. Notice can be given in that period, but it cannot expire before the first 12 months of the tenancy end.

Can a landlord re-let the property after using Ground 1 or 1A?

GOV.UK says the landlord cannot market or re-let the property for 12 months afterwards.

Does the tenant have to leave when the notice ends?

No. If the tenant stays, the landlord must apply to court, and the tenant can attend the hearing.

Ground 1 and Ground 1A: landlord moving in or selling

A landlord in England can ask a tenant to leave to move in (Ground 1) or to sell (Ground 1A), but only with four months' notice and not in the first 12 months.

By Charles Worth · Last checked 31 October 2026

Since 1 May 2026 a landlord in England can no longer use Section 21. To take a property back to live in it, or to sell it, the landlord must serve a Section 8 notice that relies on a legal ground. Ground 1 covers a landlord or close family member who needs to move in. Ground 1A covers a landlord who intends to sell.

The main rules

Notice period: four months for both grounds, according to the GOV.UK grounds for possession guidance.
First 12 months: a landlord cannot ask the tenant to leave for either reason within the first 12 months of a new tenancy. Notice can be given during those 12 months, but it cannot expire before the 12 months end.
Court: if the tenant stays after the notice ends, the landlord must apply to court. These are mandatory grounds, so if the court is satisfied the ground is proved it makes a possession order.
Moving in: the landlord or family member can only move in after the tenant has left.
Afterwards: the GOV.UK guide to the Renters' Rights Act says the landlord cannot market or re-let the property for 12 months after using either ground.

Who can use each ground

Ground 1 is for the landlord or a close family member. The GOV.UK page does not define "close family member" or mention joint landlords, so read the wording of Ground 1 in Schedule 2 to the Housing Act 1988 or ask an adviser if that matters in your case.

Ground 1A is for a landlord who intends to sell. GOV.UK says most social landlords cannot use it, and it cannot be used where the tenant has an assured tenancy created before 1 May 2026 that was not an assured shorthold tenancy.

Other things that can stop a possession order

GOV.UK says a court cannot make a possession order if the tenant's deposit has not been protected in a government-approved scheme. See the tenancy deposit rules.

What a tenant can do

A tenant does not have to leave when the notice ends. If the landlord applies to court there may be a hearing, where the tenant can say why they disagree with the reason given. A landlord cannot remove a tenant by force. Harassment and illegal eviction are criminal offences.

What this page does not cover

This page does not say how the 12 months are counted for tenancies that began before 1 May 2026, and it does not cover compensation or penalties for misusing a ground. Check the GOV.UK guidance or get advice from Shelter, Citizens Advice or a solicitor before relying on a notice.

Common questions

How much notice is needed for Ground 1 or 1A?: Four months, according to the GOV.UK grounds for possession guidance.
Can a landlord use Ground 1 or 1A in the first 12 months?: No. Notice can be given in that period, but it cannot expire before the first 12 months of the tenancy end.
Can a landlord re-let the property after using Ground 1 or 1A?: GOV.UK says the landlord cannot market or re-let the property for 12 months afterwards.
Does the tenant have to leave when the notice ends?: No. If the tenant stays, the landlord must apply to court, and the tenant can attend the hearing.