Section 8 Ground 8 - Mandatory Rent Arrears Eviction Guide 2026
Complete guide to Section 8 Ground 8 for rent arrears eviction in England. Learn the 2-month threshold, how to prove arrears, court procedures, and common tenant defences.
Ground 8 is the most powerful tool in a landlord's arsenal when dealing with serious rent arrears. As a mandatory ground, if you prove the tenant owes at least 2 months' rent at both the date of the notice AND at the court hearing, the judge mustgrant a possession order—no exceptions, no discretion. This guide explains exactly how Ground 8 works and how to use it effectively.
Why Ground 8 Is So Powerful
Unlike discretionary grounds where judges can refuse possession based on the tenant's circumstances, Ground 8 is mandatory. If you meet the threshold at both dates, the court has no choice but to order possession. The tenant's personal situation, no matter how sympathetic, cannot prevent the order.
What Is Ground 8?
Ground 8 is found in Schedule 2 of the Housing Act 1988. It states that possession is mandatory where:
"Both at the date of the service of the notice... and at the date of the hearing—
(a) if rent is payable weekly or fortnightly, at least eight weeks' rent is unpaid;
(b) if rent is payable monthly, at least two months' rent is unpaid;
(c) if rent is payable quarterly, at least one quarter's rent is more than three months in arrears;
(d) if rent is payable yearly, at least three months' rent is more than three months in arrears."
For most landlords with monthly rent payments, this means the tenant must owe at least 2 full months' rent on two specific dates: when you serve the Section 8 notice, and when the case is heard in court.
Key Features of Ground 8
- Mandatory: Court must grant possession if threshold met
- Two-date test: Arrears must exist at notice date AND hearing date
- 2-week notice period: Faster than Section 21's 2 months
- No reasonableness test: Tenant circumstances are irrelevant
- Can be combined: Often used alongside Grounds 10 and 11
Requirements for Ground 8
To successfully use Ground 8, you must satisfy these conditions:
1. The Arrears Threshold
For monthly tenancies, the tenant must owe at least 2 full months' rent. This is calculated as:
- If monthly rent is £1,000, they must owe at least £2,000
- If monthly rent is £1,500, they must owe at least £3,000
- Partial months don't count—£1,999 on a £1,000/month rent is NOT 2 months
2. The Two-Date Rule
This is where many landlords lose Ground 8. The 2-month threshold must be met on:
- Date 1: When you serve the Section 8 notice
- Date 2: When the possession hearing takes place
If the tenant pays down to below 2 months at ANY point between these dates, they can pay back up above 2 months by the hearing—but many don't. Tenants who understand the system often pay just enough to defeat Ground 8.
Critical Warning
If the tenant owes £2,050 and pays £100 the day before the hearing, leaving £1,950 owed, you lose Ground 8. This is why we recommend always including Grounds 10 and 11 as backup—they're discretionary but don't have the strict threshold.
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Calculating Rent Arrears
Accurately calculating arrears is crucial. Courts will scrutinise your figures, and errors can undermine your case.
What Counts as "Rent"
- Yes: The contractual rent amount specified in the tenancy agreement
- No: Late payment fees, admin charges, or penalties
- Maybe: Service charges (depends on the tenancy agreement wording)
Example Calculation
| Month | Rent Due | Paid | Running Total Owed |
|---|---|---|---|
| September 2025 | £1,200 | £1,200 | £0 |
| October 2025 | £1,200 | £600 | £600 |
| November 2025 | £1,200 | £0 | £1,800 |
| December 2025 | £1,200 | £0 | £3,000 |
In this example, with £1,200/month rent, the Ground 8 threshold is £2,400. By December, the tenant owes £3,000, so Ground 8 applies.
The Ground 8 Process
Step-by-Step
- Verify arrears exceed 2 months - Calculate precisely using your rent ledger
- Serve Section 8 notice (Form 3) - Citing Ground 8 (and Grounds 10, 11 as backup)
- Wait 2 weeks - The minimum notice period for Ground 8
- Apply to court - Using Form N5 and N119, pay £355 fee
- Prepare evidence - Rent ledger, tenancy agreement, bank statements
- Attend hearing - Present evidence, confirm arrears still exceed 2 months
- Obtain possession order - Usually 14 days for the tenant to leave
Timeline
| Stage | Duration |
|---|---|
| Notice period | 2 weeks (minimum) |
| Court processing | 4-8 weeks |
| Possession order compliance | 14-28 days |
| Bailiff (if needed) | 4-6 weeks |
| Total | 3-5 months |
Evidence You Need
At the hearing, you'll need to prove the arrears threshold is met. Bring:
- Rent ledger: Showing all rent due and payments received, with running balance
- Tenancy agreement: Confirming the rent amount and payment dates
- Bank statements: Corroborating the payment (or non-payment) record
- Section 8 notice: Copy of the notice you served
- Proof of service: Recorded delivery receipt, witness statement, or photos
- Updated arrears figure: Calculate up to the hearing date
Common Tenant Tactics
Tenants (or their advisors) may try various tactics to defeat Ground 8:
1. Strategic Payment
Paying just enough before the hearing to bring arrears below 2 months. This defeats Ground 8 but you can still pursue Grounds 10/11.
2. Disputing the Amount
Claiming they paid more than you recorded, or that some payments weren't credited. Counter this with bank statements and clear records.
3. Set-Off Claims
Arguing that repairs were needed and they withheld rent. This can reduce the effective arrears. However, for Ground 8, only actual payments count—set-off is usually argued at the reasonableness stage (which doesn't apply to mandatory grounds).
4. Adjournment Requests
Asking for more time to pay or find housing. Judges sometimes grant short adjournments, during which the tenant may try to pay down arrears.
Protect Yourself
Always use Grounds 10 and 11 alongside Ground 8. If the tenant defeats Ground 8 through strategic payment, you still have discretionary grounds. The judge will consider the persistent non-payment history when deciding reasonableness.
Alternative Grounds
When Ground 8 isn't available or as backup:
Ground 10: Some Rent Unpaid
Discretionary ground - any rent arrears at notice AND hearing date. Doesn't require 2 months. Court considers reasonableness.
Ground 11: Persistent Delay
Discretionary ground - tenant persistently delays paying rent, even if eventually paid. Useful for tenants who always pay late.
Read our guide to Grounds 10 and 11 →
Ground 8 FAQ
What if the tenant pays off some arrears after I serve the notice?
If they pay down to below 2 months at any point before the hearing, you cannot use Ground 8. However, you can still pursue Grounds 10 and 11 if included in your notice. The history of arrears will be considered for reasonableness.
Can I claim the rent arrears as well as possession?
Yes. You can include a money claim for the arrears in your possession proceedings. This is more efficient than separate claims. The court can order possession AND a money judgment.
What if the tenant claims they can't afford to pay?
For Ground 8, this is irrelevant. The ground is mandatory—if 2 months arrears exist at both dates, the court must grant possession regardless of the tenant's financial situation or personal circumstances.
Does Housing Benefit/Universal Credit count as payment?
Only if it's actually received. If the tenant is waiting for benefits, unpaid rent is still arrears. However, if benefits are paid directly to you and there's a shortfall, only the shortfall counts as arrears.
How do I calculate arrears for weekly rent?
For weekly rent, the threshold is 8 weeks' rent. Multiply your weekly rent by 8 to get the threshold. The same two-date rule applies—8 weeks must be owed at notice date and hearing date.
Generate Your Section 8 Notice
Our document generator creates court-ready Section 8 notices with Ground 8, 10, and 11 properly drafted. Includes a rent arrears schedule template and hearing preparation guide.
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Related Guides
Section 8 Eviction Process England - Step by Step Guide 2026
Complete guide to Section 8 eviction in England. Learn all 17 grounds for possession, notice periods, court procedures, and when to use Section 8 instead of Section 21.
Rent Arrears Eviction: Complete Guide for UK Landlords (2026)
How to evict a tenant for rent arrears in the UK. Step-by-step process for recovering possession and unpaid rent using Section 8 Ground 8.
Section 8 Ground 10 & 11 - Discretionary Rent Arrears Eviction (England)
Grounds 10 and 11 are discretionary rent arrears grounds. Learn when to use them, how they differ from Ground 8, and how to convince the court possession is reasonable.