Section 8 notice period calculator
England · Rules last checked against legislation.gov.uk and GOV.UK
Since 1 May 2026, when the Renters’ Rights Act 2025 took effect for private tenancies in England, section 21 has gone and every possession claim starts with a section 8 notice on Form 3A. The notice must give at least the minimum period for the grounds it relies on, and those periods are set out in one table in section 8(4AA) of the Housing Act 1988.
Four months applies to grounds 1 (moving in), 1A (selling), 2, 2ZA to 2ZD, 4A, 6, 6A and 6B. Two months applies to grounds 5, 5A to 5D, 5H, 7 and 9. Four weeks applies to the rent arrears grounds 8, 10 and 11, and to 5E, 5F, 5G and 18. Two weeks applies to grounds 4, 7B, 12, 13, 14ZA, 14A, 15 and 17. A notice relying on ground 7A or 14 (antisocial behaviour) has no minimum period, so proceedings can start straight away (s8(4)). Where a notice uses several grounds, the longest period applies.
Each period runs “beginning with the date of service”, so the service day counts as day one. Some grounds add their own conditions in Schedule 2: grounds 1 and 1A cannot use a date in the first year of the tenancy, and ground 8 needs three months’ (or 13 weeks’) rent unpaid both when the notice is served and at the hearing. Court proceedings must begin within 12 months of service. The GOV.UK grounds for possession guidance explains each ground in plain English.
Since 1 May 2026 every possession notice in England is a section 8 notice (Form 3A), and the minimum notice depends on the grounds you use: four months for moving in, selling and most landlord-side grounds; two months for grounds such as 5, 5A, 5C, 7 and 9; four weeks for rent arrears (grounds 8, 10 and 11); two weeks for grounds such as 12, 13, 14ZA, 15 and 17; and no minimum for antisocial behaviour (grounds 7A and 14). If the notice relies on several grounds, the longest period applies — unless it includes ground 7A or 14. Grounds 1 and 1A cannot use a date in the first year of the tenancy, and court proceedings must start within 12 months of serving the notice (Housing Act 1988, s8 and Schedule 2).
- Housing Act 1988, section 8 (notice periods table, s8(4AA))
- Housing Act 1988, Schedule 2 (grounds for possession)
- GOV.UK: Grounds for possession — guidance for landlords
- GOV.UK: Repossessing your privately rented property after 1 May 2026
- SI 2026/421 (commencement and transitional rules)
Frequently asked questions
How much notice do I need to give for a section 8 notice?
It depends on the grounds. Since 1 May 2026 the minimum is four months for grounds 1 and 1A (moving in or selling), two months for grounds such as 5C, 7 and 9, four weeks for the rent arrears grounds 8, 10 and 11, two weeks for grounds such as 12 (breach of tenancy) and 17 (false statement), and no minimum for the antisocial behaviour grounds 7A and 14. If the notice uses several grounds the longest period applies. The table is in section 8(4AA) of the Housing Act 1988.
Can I serve a ground 1 or 1A notice in the first year of the tenancy?
Yes, but the date in the notice cannot fall in the first year: the tenancy must have begun at least one year before that date. With four months of notice, that means serving no earlier than about eight months into the tenancy if you want the earliest possible date.
How much rent arrears do I need for ground 8?
At least three months of rent if rent is paid monthly, or 13 weeks of rent if it is paid weekly or fortnightly, both on the day the notice is served and at the hearing. Arrears caused only by a Universal Credit housing payment the tenant has not yet received are ignored. Ground 8 needs four weeks of notice.
How long is a section 8 notice valid for?
Court proceedings must begin no later than 12 months after the notice was served (Housing Act 1988, section 8(3)(c)). After that you need to serve a new notice.
Does the day I post the notice count as the date of service?
Not necessarily. The notice period runs from the date of service, and section 8 does not say when a posted or emailed notice counts as served. Use the date the tenant will actually receive it, check your tenancy agreement for a service clause, and leave a few days of margin.