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Problem tenant · your options
You can serve a Section 8 notice on Grounds 13 and 15
The right route is Grounds 13 and 15 — damage to the property or furniture. 2 weeks' notice. The court will decide whether possession is reasonable, so evidence is key.
Where: England · Problem: Damage to the property or furniture · Evidence: Plenty — dated records, photos, witnesses or police/council references
Your ground and notice period
- Grounds 13 and 15 — damage to the property or furniture (discretionary). The condition has got worse through the tenant's neglect or damage (or someone living with them).
- Notice: 2 weeks' notice.
- Use the current Form 3A, write the ground out in full, name every tenant and keep proof of service. You can add other grounds that apply (for example rent arrears) — the longest notice period applies.
Don't do this
- Don't change the locks, remove belongings, cut off utilities or harass the tenant. That's unlawful eviction and can be a criminal offence.
Your route from here
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1
Gather and organise evidence
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2
Written warning to the tenant
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3
Serve Section 8 (Form 3A)
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4
Possession claim and hearing
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5
Bailiffs if needed
Rather not go to court?
You can sell a property with the tenant still in it to an investor buyer — no court case needed.
See my selling optionsSources: GOV.UK: repossessing your property after 1 May 2026 · NRLA: Section 8 notices. Checked 31 Oct 2026. General information, not legal advice.