Scotland Ground 12 - Rent Arrears Eviction Guide 2026

Ground 12 is the most commonly used eviction ground in Scotland, allowing landlords to recover their property when tenants have accumulated significant rent arrears. Understanding whether Ground 12 applies as mandatory or discretionary is crucial to your eviction strategy.

What Is Ground 12?

Ground 12 of Schedule 3 to the Private Housing (Tenancies) (Scotland) Act 2016 allows landlords to seek eviction when the tenant has accumulated rent arrears. The ground applies when:

• The tenant is in rent arrears
• At the date of the Notice to Leave
• And at the date of the Tribunal hearing

The unique feature of Ground 12 is that it can be either mandatory or discretionary, depending on the amount and duration of the arrears.

Mandatory vs Discretionary

When Ground 12 Is Mandatory

The Tribunal MUST grant an eviction order if:

If both conditions are satisfied, the Tribunal has no discretion - it must grant the eviction order. The tenant's personal circumstances, reasons for non-payment, or partial payments don't matter.

When Ground 12 Is Discretionary

Ground 12 becomes discretionary when:

• Arrears are less than 3 months at the notice date
• Arrears fall below 3 months before the hearing (tenant made payments)
• Arrears are for non-consecutive months

For discretionary Ground 12, the Tribunal considers whether it's reasonable to grant eviction, weighing factors like:

• Amount of arrears
• Payment history
• Reasons for falling into arrears
• Tenant's efforts to reduce the debt
• Impact of eviction on the tenant
• Landlord's need to recover the property

Proving Rent Arrears

Documentation Required

You'll need to provide the Tribunal with:

• Tenancy agreement: Showing the rent amount and due dates
• Rent statement: Complete history of rent due and payments received
• Bank statements: Showing payments (or lack of) received
• Arrears letters: Any formal demands you've sent
• Communication: Emails/texts about the arrears

Calculating Arrears

For the 3-month mandatory threshold:

• Calculate the total rent due for 3 consecutive months
• If the tenant owes this amount or more, the threshold is met
• Partial months don't count - it must be 3 FULL months
• The months must be consecutive (e.g., January, February, March)

Notice Requirements

Notice Period

For Ground 12, the notice period is 28 days regardless of how long the tenant has been in the property. This is shorter than many other grounds which require 84 days for tenancies over 6 months.

Notice to Leave Content

Your Notice to Leave must:

• Use the prescribed form
• Tick Ground 12 as the eviction ground
• State the amount of arrears at the notice date
• Be served correctly on the tenant

Multiple Grounds

Consider including other applicable grounds in your notice:

• Ground 11 (Breach): Non-payment is a breach of the tenancy
• Ground 1 (Selling): If you intend to sell due to financial pressure

Having backup grounds protects you if the tenant reduces arrears below 3 months.

Tribunal Process

Application

After the 28-day notice expires, apply to the First-tier Tribunal with:

• Application form
• Notice to Leave and proof of service
• Tenancy agreement
• Rent statement showing arrears at notice date
• Updated rent statement for the hearing

At the Hearing

The Tribunal will check:

1. Was the notice validly served?
2. Were there 3+ months arrears at the notice date?
3. Are there still 3+ months arrears now?
4. If mandatory: Grant the eviction order
5. If discretionary: Consider reasonableness

Payment Orders

You can also apply for a payment order requiring the tenant to pay the arrears. This can be combined with your eviction application.

Common Tenant Defences

For Mandatory Ground 12

Tenants have limited defences when the ground is mandatory:

• Notice invalid: Wrong form, wrong service, miscalculated dates
• Arrears disputed: Claiming payments weren't credited
• Paid below threshold: Reduced arrears before hearing to under 3 months

For Discretionary Ground 12

Additional arguments the tenant may raise:

• Temporary financial difficulty (job loss, illness)
• Awaiting benefits payments
• Making regular partial payments
• Vulnerability factors
• Impact on children/dependents

Ground 12 FAQ