Section 8 notice: what you need to know

Changes to Section 8 evictions from 1 May 2026

From 1 May 2026, the Renters’ Rights Act changed the way landlords can evict a tenant to gain possession of the property.
Section 21 'no fault' evictions have ended. This means landlords must use a Section 8 notice and rely on a specific legal reason, known as a ‘possession ground’.

The new rules:

give landlords additional grounds to regain possession if they want to sell the property, move into it themselves, or have a close family member move in.
make it easier for a landlord to take action against tenants who engage in anti-social behaviour.

For further information, read the guide for notices of possession served before 1 May 2026 and Private renting for tenants: evictions in England: Rules your landlord must follow - GOV.UK.

If you have been served with a Section 8 notice, please contact the Council's Housing Advice Team as soon as possible for advice on your rights and housing options.

Understanding your section 8 notice

A private landlord can issue a section 8 notice if you have an assured or assured shorthold tenancy (AST) and they have a legal reason to evict you. If you’re not sure what type of tenancy you have, find out using Shelter’s tenancy checker.

There are lots of reason why your landlord might issue a section 8 notice.

This could be because of:

rent arrears (owing rent)
damages to your landlord’s property
anti-social behaviour
breach of tenancy agreement
the landlord or their close family member wishes to move into the property

The legal reasons your landlord can evict you are called ‘ground for possession’.

The amount of notice you get will depend on the grounds for possession your landlord has used. You do not have to leave your home straight away.

Check if your section 8 notice is valid

Your section 8 notice may not be valid if your landlord has not put the right information on the notice.

You can check if your section 8 notice is valid here: Check the section 8 notice is valid - Shelter England

What happens next?

If you don’t leave your home by the end of your notice, your landlord will need to get a possession order from the court.

A possession order says that you should be evicted. It means the court tells you to leave so the landlord can take the property back. The court may grant or deny the order depending on the grounds and circumstances. There might be things you can do to stop or prevent an eviction taking place.

If the court grants the landlord possession and you stay past the possession date, the landlord can ask court bailiffs to evict you.

Find out more about section 8 notices on the Shelter website.

How we can help

If you are being served a section 8 notice due to rent arrears, here are some things that you can do so that you are not taken to court.

Talk to your landlord about rent arrears

Here’s a helpful video from Shelter on how to talk to your landlord about rent arrears.

Talking to your landlord about rent arrears

Make a rent repayment plan

A great way to ensure you have enough money to pay rent is to make a note of your monthly outgoings and incomings.

Watch this video from Shelter about how to make a rent repayment plan to help you pay off rent arrears.

How to make a repayment plan for rent arrears

Speak to someone before it’s too late

Our advisers are here to support you. To check whether your Section 8 notice is valid or to get advice tailored to your situation, contact us.

Worried about paying your rent or mortgage?

If you're struggling to pay your rent or mortgage, our Debt and Money Advice Team is here to help. They can guide you through debt solutions, assist with negotiating payment plans, and offer a range of financial tools to support you.

Debt and money advice service