Section 8 Ground 14 - Antisocial Behaviour Eviction (England Guide)

Ground 14 is one of the most powerful tools for dealing with problem tenants. It covers antisocial behaviour, nuisance, and illegal activities—allowing landlords to take action when a tenant's conduct makes life unbearable for neighbours or damages the property. Understanding what qualifies and how to build a strong case is essential for success.

What Is Ground 14?

Ground 14 is set out in Schedule 2, Part II of the Housing Act 1988. It applies when the tenant, another person residing in the property, or a visitor:

• Has been guilty of conduct causing or likely to cause a nuisance or annoyance to a person residing, visiting, or carrying on lawful activity in the locality
• Has been convicted of using the property, or allowing it to be used, for immoral or illegal purposes
• Has been convicted of an indictable offence committed in the locality

The ground is broad and covers everything from persistent noise complaints to drug dealing. Importantly, the tenant is responsible for the behaviour of anyone living with them or visiting them.

Key Points

• Type: Discretionary ground—reasonableness test applies
• Notice period: Immediate to 4 weeks (depending on severity)
• Tenant responsibility: Includes conduct of residents and visitors
• Location: Must affect the locality or premises itself

Types of Behaviour Covered

Ground 14 covers a wide spectrum of conduct:

Nuisance and Annoyance

• Noise: Persistent loud music, parties, shouting, barking dogs
• Harassment: Threatening behaviour, verbal abuse, intimidation
• Property damage: Vandalism to communal areas or neighbours' property
• Rubbish and waste: Dumping rubbish, attracting vermin, creating health hazards
• Domestic disputes: Violent arguments that disturb neighbours
• Aggressive pets: Dogs that threaten or attack people

Illegal Activity

• Drug dealing: Using the property for drug supply or production
• Cannabis cultivation: Growing cannabis plants in the property
• Prostitution: Using premises as a brothel
• Criminal enterprise: Using the property for fraud, theft operations, etc.

Indictable Offences

Serious criminal offences committed in the locality—this includes assault, robbery, serious harassment, and other offences tried in the Crown Court. A conviction provides strong evidence.

Notice Requirements

Ground 14 has flexible notice periods depending on the severity of the behaviour:

The "immediate" notice means proceedings can begin as soon as the notice is served—you don't need to wait for a notice period to expire. This allows rapid action in serious cases.

Notice Content

Your Section 8 notice (Form 3) must:

• Specify Ground 14 as the ground being relied upon
• Describe the behaviour in enough detail for the tenant to understand the allegation
• Include dates, times, and specific incidents where possible
• State the notice period (or that proceedings may begin immediately)

Gathering Evidence

Strong evidence is critical for Ground 14 because the court must be satisfied both that the behaviour occurred AND that eviction is reasonable. Here's how to build your case:

Incident Diary

Encourage affected neighbours to keep a detailed log of incidents:

• Date and time of each incident
• What happened (specific description)
• Duration of the incident
• Impact on the complainant (sleep lost, fear, etc.)
• Any witnesses

Witness Statements

Obtain written, signed statements from:

• Neighbours affected by the behaviour
• Managing agents who have witnessed issues
• Other residents in the building/street
• Any professionals who have visited (tradespeople, etc.)

Official Records

• Police reports: Crime reference numbers, incident logs
• Council complaints: Environmental health records, noise complaints
• Housing association records: If applicable
• Court records: Any injunctions, ASBOs, or criminal convictions

Documentary Evidence

• Photos of damage or mess
• Video or audio recordings (where lawfully obtained)
• Letters or texts from the tenant showing aggressive behaviour
• Correspondence you've sent warning about the behaviour

The Court Process

Ground 14 claims follow the standard possession procedure:

Step 1: Serve Section 8 Notice

Use Form 3 specifying Ground 14 with details of the behaviour. For serious cases, proceedings can begin immediately. Keep proof of service.

Step 2: Issue Court Claim

Complete Form N5 and N119 (or N5B for online claims). Include a detailed chronology of incidents and list all evidence. Pay the court fee (£365).

Step 3: Prepare Evidence Bundle

Organize all evidence in a paginated bundle:

• Index of documents
• Tenancy agreement
• Section 8 notice and proof of service
• Chronology of incidents
• Witness statements
• Police/council records
• Photos and other evidence

Step 4: Attend Hearing

Present your case to the district judge. Witnesses may attend to give evidence. The tenant can respond and the judge will make a decision on reasonableness.

Step 5: Possession Order

If successful, the court grants a possession order. For serious ASB, judges typically order possession within 14 days rather than the extended period available for other cases.

Reasonableness Considerations

The judge weighs various factors when deciding if possession is reasonable:

Factors in Favour of Possession

• Severity and frequency of incidents
• Impact on victims (health, wellbeing, fear)
• Previous warnings that had no effect
• Criminal convictions related to the behaviour
• Tenant's failure to control visitors/residents
• Risk of escalation or harm

Factors Against Possession

• Isolated incident with genuine remorse
• Mitigating circumstances (mental health, provocation)
• Steps taken to address the issue (e.g., removing problematic visitor)
• Vulnerable household members (children, elderly)
• Long tenancy with previously good behaviour

Urgent Cases and Expedited Process

For serious antisocial behaviour—violence, drug dealing, severe harassment—you may be able to expedite the court process:

Immediate Notice

For the most serious Ground 14 cases, the notice period is immediate. You can issue court proceedings the same day you serve notice.

Expedited Hearing

When issuing your claim, write to the court requesting an expedited hearing due to the severity of the situation. Include:

• Summary of the urgency
• Evidence of ongoing risk or harm
• Request for earliest possible hearing date

Injunctions

In extreme cases, consider seeking an injunction alongside possession proceedings. This can prohibit specific behaviour immediately, with breach being contempt of court.

Working with Authorities

For drug-related activity, the police can apply for a Closure Order under the Anti-social Behaviour, Crime and Policing Act 2014. This can close the property immediately and supports your eviction case.

Ground 14 FAQ