Is the date I serve the notice day one?

Yes. GOV.UK guidance counts the notice period from the day of service, and the earliest date you can state is the day after the period ends.

What if I use two grounds with different periods?

The longest period applies. The calculator picks it for you.

Can I add days for postage?

No. The legislation has no deemed-service rule for these notices, so the calculator does not add days. Serve in a way your tenancy agreement allows and keep proof of the date.

How long do I have to start court proceedings?

Proceedings must begin within 12 months of the date the notice was served.

Does this cover Wales or Scotland?

No. It covers private assured tenancies in England only.

Is Section 21 still available?

The Renters' Rights Act 2025 ends Section 21 no-fault notices. The GOV.UK guide to the Act describes the change. Landlords who need possession now generally rely on Section 8 grounds.

What is the notice period for rent arrears under Ground 8?

Four weeks. The arrears threshold is 13 weeks, or three months where rent is paid monthly.

Does the tenant have to leave on the date in the notice?

No. The date is the earliest day the landlord can start court proceedings. A court order is needed before a tenant can be required to leave.

Section 8 notice date calculator

For private tenancies in England, notices served from 1 May 2026.

Last checked 29 October 2026

Date the notice was served

Grounds in the notice (tick all that apply)

How the date is worked out

The notice period starts on the day the notice is served. The earliest date you can state is the day after the period ends. GOV.UK gives a worked example: a notice served on 1 June 2026 with a two-month period means waiting until 1 August 2026.

If several grounds are used, the longest period applies. If Ground 7A or 14 is included, proceedings can begin on the date of service.

Notice periods by ground

Four months: Grounds 1, 1A, 1B, 2, 2ZA to 2ZD, 4A, 6, 6A and 6B.
Two months: Grounds 5, 5A to 5D, 5H, 7 and 9.
Four weeks: Grounds 5E to 5G, 8, 10, 11 and 18.
Two weeks: Grounds 4, 7B, 12, 13, 14ZA, 14A, 15 and 17.
No minimum: Grounds 7A and 14.

Things the calculator does not do

It does not add days for postage. The legislation has no deemed-service rule for these notices, so serve the notice in a way your tenancy agreement allows and keep proof of the date it was served.

Court proceedings must begin within 12 months of the date of service. If the tenant is in a debt breathing space, an arrears notice can last up to 8 weeks longer: see the GOV.UK guidance.

Grounds 1 and 1A require the tenancy to have begun at least a year before the relevant date. Sources differ on how that date is fixed, so the calculator shows a cautious warning only. Ground 8 needs at least 13 weeks of arrears (3 months if rent is monthly).

Who this calculator is for

Landlords, letting agents and tenants in England who want to check the date on a Section 8 notice. It covers private assured tenancies and notices served from 1 May 2026, when the notice periods set by the Renters' Rights Act 2025 apply. It does not cover Wales, Scotland or Northern Ireland, or social housing.

How to use it

Enter the date you will serve, or did serve, the notice.
Tick every ground you are relying on. The most common grounds are shown first, and the rest sit under "More grounds".
Read the earliest date to put on the notice, and the last date to begin court proceedings.
If you tick Ground 1 or 1A, you can add the tenancy start date to see a warning about the one-year rule.

Worked examples

Two months: a notice served on 1 June 2026 under a two-month ground gives 1 August 2026. This is the example GOV.UK uses in its Form 3A guidance.
Four weeks: a Ground 8 (serious rent arrears) notice served on 1 May 2026 gives 29 May 2026, which is 28 days after service.
Four months: a Ground 1A (landlord selling) notice served on 1 May 2026 gives 1 September 2026.
Month end: a four-month notice served on 31 October 2026 cannot land on 28 February 2027, so the calculator uses 1 March 2027.

Mistakes that cause problems

Stating a date that is too early. A date earlier than the minimum period can make the notice invalid, so check it before you serve.
Forgetting that the longest period applies when grounds are mixed.
Starting court proceedings after the 12 month window has closed.
Not keeping proof of the date the notice was served.

Why the grounds matter

Each ground in Schedule 2 of the Housing Act 1988 has its own conditions. This calculator works out the dates only. It does not check whether you can prove a ground, whether the notice is on the right form (Form 3A), or whether the court will grant possession. Take advice on those points.

What changed under the Renters' Rights Act 2025

The Act ends Section 21 "no-fault" notices and moves tenancies onto a periodic system, so Section 8 becomes the main route for a landlord who needs possession. For notices served from 1 May 2026, the notice periods listed above apply. Two changes matter most in practice:

Rent arrears (Ground 8): the arrears threshold rises from two months to three, and the notice period is four weeks.
Moving in or selling (Grounds 1 and 1A): these grounds need four months' notice, and the landlord generally cannot use them during the first 12 months of a tenancy. Check Schedule 2 for the exact rules before relying on them.

The GOV.UK guide to the Renters' Rights Act sets out the wider changes. Some measures, such as the landlord database and ombudsman, start on different dates.

If you are the tenant

Receiving a Section 8 notice does not mean you have to leave on the date shown. Your landlord has to apply to court and prove a ground, and a judge decides. You can use this calculator to check that the date on your notice is not earlier than the law allows. If it is, tell the court and your adviser.

Do not ignore court papers. Reply by the deadline they give.
Get free advice early from Citizens Advice, Shelter or Crisis, or a local housing adviser.
Keep a copy of the notice and note the date and way it was delivered.

Grounds in plain English

Grounds fall into two kinds. Some depend on what the tenant has done, such as arrears, breach of the tenancy or anti-social behaviour. Others depend on what the landlord needs, such as moving in, selling or redeveloping. Because a landlord-need ground cannot be blamed on the tenant, it has a longer notice period. A court must decide whether the ground is met and, for some grounds, whether it is reasonable to grant possession.

Common questions

Is the date I serve the notice day one?: Yes. GOV.UK guidance counts the notice period from the day of service, and the earliest date you can state is the day after the period ends.
What if I use two grounds with different periods?: The longest period applies. The calculator picks it for you.
Can I add days for postage?: No. The legislation has no deemed-service rule for these notices, so the calculator does not add days. Serve in a way your tenancy agreement allows and keep proof of the date.
How long do I have to start court proceedings?: Proceedings must begin within 12 months of the date the notice was served.
Does this cover Wales or Scotland?: No. It covers private assured tenancies in England only.
Is Section 21 still available?: The Renters' Rights Act 2025 ends Section 21 no-fault notices. The GOV.UK guide to the Act describes the change. Landlords who need possession now generally rely on Section 8 grounds.
What is the notice period for rent arrears under Ground 8?: Four weeks. The arrears threshold is 13 weeks, or three months where rent is paid monthly.
Does the tenant have to leave on the date in the notice?: No. The date is the earliest day the landlord can start court proceedings. A court order is needed before a tenant can be required to leave.

Other free tools

Section 13 rent increase: Earliest date a rent increase can start.
Deposit deadline: When a deposit must be protected, and when to return it.
Deposit cap: Maximum deposit and holding deposit for a given rent.
Tenancy timeline: Key dates from the start of a new tenancy.

Sources

Last checked 29 October 2026. Found a mistake? Tell us.