Section 8 Ground 12 - Breach of Tenancy Terms (England Guide 2026)

Ground 12 is one of the most versatile Section 8 grounds, allowing landlords to seek possession when a tenant has breached any obligation of the tenancy agreement—other than paying rent. Whether your tenant is subletting without permission, keeping unauthorised pets, running a business from the property, or persistently causing minor nuisance, Ground 12 provides a legal pathway to eviction.

What Is Ground 12?

Ground 12 is set out in Schedule 2, Part II of the Housing Act 1988. The ground states:

"Any obligation of the tenancy (other than one related to the payment of rent) has been broken or not performed."

This broad wording means Ground 12 can apply to virtually any clause in your tenancy agreement that the tenant has failed to comply with. The key limitation is that it cannot be used for rent arrears—those are covered by Grounds 8, 10, and 11 specifically.

Ground Details at a Glance

Why Ground 12 Matters

With Section 21 no-fault evictions ending in May 2026, Ground 12 becomes increasingly important. Previously, landlords dealing with problematic tenants who technically weren't breaking major rules could simply serve Section 21. After the ban, you'll need grounds like Ground 12 to address tenancy breaches that don't rise to the level of antisocial behaviour (Ground 14) or other more serious grounds.

Common Tenancy Breaches Covered by Ground 12

Ground 12 is flexible and can cover many different types of breach. Here are the most common situations where landlords use this ground:

Unauthorised Subletting or Lodgers

If your tenancy agreement prohibits subletting and the tenant has let rooms to others or moved out entirely while subletting the whole property, this is a clear Ground 12 breach. Even taking in lodgers without permission can qualify if the agreement requires consent.

Unauthorised Pets

Many tenancy agreements either prohibit pets entirely or require landlord consent. If a tenant keeps a dog, cat, or other animal in breach of this clause, Ground 12 applies. Note that from 2026, new rules require landlords to consider pet requests reasonably—but existing "no pets" clauses remain enforceable for breaches that occurred before the new rules took effect.

Running a Business

Residential tenancy agreements typically prohibit using the property for business purposes. If your tenant is running a commercial operation—whether that's a shop, office, or even significant internet-based business generating customer visits—this can constitute a breach.

Property Damage

While some damage may be covered by other grounds (waste, nuisance), deliberate damage or significant alterations without consent breach most tenancy agreements' clauses about maintaining the property condition and not making alterations.

Excessive Noise and Nuisance

Although Ground 14 (antisocial behaviour) covers serious nuisance, lesser but persistent disturbances that breach "quiet enjoyment" or nuisance clauses in the tenancy agreement can be addressed under Ground 12.

Illegal Activity

Using the property for illegal purposes breaches standard tenancy clauses about lawful use. While serious criminal activity may warrant Ground 14, lesser offences or activities that breach the tenancy without being "serious" enough for Ground 14 can use Ground 12.

Failure to Allow Access

Most tenancy agreements require tenants to allow reasonable access for inspections, repairs, and viewings (with proper notice). Persistent refusal to allow access is a breach.

Evidence Requirements for Ground 12

Because Ground 12 is discretionary, evidence quality is crucial. The court must be satisfied that:

1. The tenancy agreement contains the relevant clause
2. The tenant has breached that clause
3. It is reasonable to grant possession

Essential Documentation

Strengthening Your Case

Courts look favourably on landlords who have:

• Given clear written warnings before serving notice
• Provided opportunity for the tenant to remedy the breach
• Documented the breach thoroughly with dates and details
• Acted proportionately to the severity of the breach

Using Ground 12 Step by Step

Step 1: Verify the Breach

Before taking action, confirm you have a genuine breach:

• Check your tenancy agreement contains a clear, enforceable clause
• Verify the tenant has actually breached it (not just rumour or suspicion)
• Document the breach with evidence

Step 2: Issue Warning Letters

Send a formal written warning:

• State the specific clause being breached
• Describe the breach clearly
• Request the tenant remedy the breach within a reasonable timeframe (14-28 days typically)
• Warn that failure to comply may result in possession proceedings
• Send by recorded delivery and keep a copy

Step 3: Allow Time for Remedy

Give the tenant genuine opportunity to fix the issue. If they remedy the breach, you cannot proceed (the ground is that an obligation "has been broken"—past breaches that are fully remedied weaken your case significantly).

Step 4: Serve Section 8 Notice

If the breach continues, serve a Section 8 notice (Form 3) specifying Ground 12:

• Minimum notice period: 2 weeks
• Clearly state Ground 12 and the specific breach
• Include details of when/how the breach occurred
• Serve correctly (personally, by post, or left at the property)

Step 5: Apply to Court

After the notice period expires, apply to the county court using Form N5 (standard possession claim). Include your witness statement detailing the breach and evidence.

Step 6: Attend the Hearing

At the hearing, present your evidence. Be prepared for the tenant to:

• Deny the breach
• Claim they've remedied it
• Argue it's not reasonable to evict them

Court Discretion: What Judges Consider

Because Ground 12 is discretionary, the court will assess whether granting possession isreasonable. Factors considered include:

Severity of the Breach

A one-off minor breach is unlikely to result in possession. Serious or persistent breaches are more likely to succeed.

Whether the Breach Continues

If the tenant has stopped the behaviour and remedied the situation, courts are less likely to grant possession. Ongoing breaches are viewed more seriously.

Impact on Others

If the breach affects neighbours or causes damage, courts take this seriously. Breaches that only affect the landlord contractually (rather than practically) may receive less weight.

Tenant's Circumstances

Courts consider the tenant's situation—vulnerability, children, health issues—when deciding reasonableness. This doesn't excuse breaches but may affect the court's decision or any suspended order terms.

Landlord's Response

Did you act promptly or wait years before taking action? Did you give warnings? Courts expect landlords to address issues in a timely, proportionate manner.

Combining Ground 12 With Other Grounds

You're not limited to citing one ground. Many landlords combine Ground 12 with other relevant grounds to strengthen their case:

Ground 12 + Ground 14 (Antisocial Behaviour)

If the breach also constitutes nuisance or annoyance, cite both. Ground 14 requires the behaviour to cause nuisance to adjoining occupiers, while Ground 12 covers the contractual breach itself.

Ground 12 + Ground 13 (Deterioration of Property)

If the breach involves damaging the property, Ground 13 (waste or neglect causing deterioration) may also apply.

Ground 12 + Rent Arrears Grounds

If there are also rent arrears, include Grounds 8, 10, or 11 as appropriate. Having multiple grounds increases your chances of success.

Ground 12 FAQ