How long is a Section 8 notice period?

It depends on the ground. From 1 May 2026 the periods are four months, two months, four weeks, two weeks, or none for Grounds 7A and 14. Where several grounds are used, the longest period applies.

How many months' arrears for Ground 8?

Three months of rent, or 13 weeks if rent is paid weekly or fortnightly. The arrears must exist when the notice is served and again at the hearing.

Can a landlord still serve a Section 21 notice?

No. Section 21 notices can no longer be served in England from 1 May 2026.

Is the notice period counted from the day of service?

Yes. The period starts on the day of service and the earliest date to apply to court is the day after it ends.

How long does a Section 8 notice stay valid?

Normally proceedings must begin within 12 months of the date of service. Debt breathing space rules can extend an arrears notice.

Section 8 notice periods by ground

How long a landlord in England must wait after serving a Section 8 notice, ground by ground, for notices served from 1 May 2026.

By Charles Worth · Last checked 29 October 2026

From 1 May 2026 a landlord who wants possession of a private rented home in England has to use a Section 8 notice. Section 21 "no-fault" notices can no longer be served. Each Section 8 notice relies on one or more legal "grounds", and each ground has its own minimum notice period.

The notice period for every ground

The table follows the GOV.UK Form 3A guidance for landlords. Grounds 1 to 8 are mandatory and grounds 9 to 18 are discretionary.

Notice period	Grounds
Four months	1, 1A, 1B, 2, 2ZA, 2ZB, 2ZC, 2ZD, 4A, 6, 6A, 6B
Two months	5, 5A, 5B, 5C, 5D, 5H, 7, 9
Four weeks	5E, 5F, 5G, 8, 10, 11, 18
Two weeks	4, 7B, 12, 13, 14ZA, 14A, 15, 17
None (proceedings can start on the day of service)	7A, 14

The full wording of every ground is in Schedule 2 to the Housing Act 1988. Grounds 8, 10 and 11 concern rent arrears. Grounds 7A and 14 concern antisocial behaviour. Grounds 1 and 1A cover a landlord moving in or selling.

Mandatory and discretionary grounds

If a landlord proves a mandatory ground, the court must order possession, although it can delay the date by up to six weeks in cases of exceptional hardship. With a discretionary ground the landlord must prove the ground and the court must also find that it is reasonable to order possession.

How the earliest date is counted

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

Four weeks is 28 days and two weeks is 14 days.
Where a notice relies on several grounds, the longest period applies.
If the notice includes Ground 7A or 14, the landlord can apply to court straight away.

The Section 8 notice date calculator does this counting for you, including month-end dates such as 31 October plus four months.

Ground 8: rent arrears

Ground 8 is the best-known arrears ground (see the separate page on Ground 8 and the notice period). After 1 May 2026 the arrears threshold is three months of rent, or 13 weeks where rent is paid weekly or fortnightly (it used to be two months). The arrears must exist both when the notice is served and at the court hearing. The notice period is four weeks. GOV.UK also says Ground 8 cannot be used for an arrears notice while the tenant is in a debt "breathing space".

Grounds 1 and 1A: moving in or selling

These grounds need four months' notice and cannot be used in the first 12 months of a tenancy. After using either ground, GOV.UK says the landlord cannot market or re-let the property for 12 months.

How long does a notice last?

Court proceedings normally have to begin within 12 months of the date the notice was served. If an arrears notice is affected by a breathing space, the time limit can be extended by up to 8 weeks after the breathing space ends. See the Form 3A guidance for the exact rule.

Compliance problems that can block possession

GOV.UK says a landlord cannot get possession if the deposit has not been properly protected or the property is not registered on the landlord database, with exceptions for the antisocial behaviour grounds. A landlord can usually fix the problem first. For deposits, see our tenancy deposit rules guide.

If you are the tenant

Check that the notice names the ground, that the date given is not earlier than the notice period allows, and that the notice was served on the date it states. A notice that gives too short a period can be challenged. You can use the calculator to test the date. For help with a specific notice, contact Shelter, Citizens Advice or a solicitor, because this site cannot give individual advice.

Common questions

How long is a Section 8 notice period?: It depends on the ground. From 1 May 2026 the periods are four months, two months, four weeks, two weeks, or none for Grounds 7A and 14. Where several grounds are used, the longest period applies.
How many months' arrears for Ground 8?: Three months of rent, or 13 weeks if rent is paid weekly or fortnightly. The arrears must exist when the notice is served and again at the hearing.
Can a landlord still serve a Section 21 notice?: No. Section 21 notices can no longer be served in England from 1 May 2026.
Is the notice period counted from the day of service?: Yes. The period starts on the day of service and the earliest date to apply to court is the day after it ends.
How long does a Section 8 notice stay valid?: Normally proceedings must begin within 12 months of the date of service. Debt breathing space rules can extend an arrears notice.