England Form 3A ground guide
How to Evict a Tenant Using Ground 13 - Property Deterioration
Use this landlord guide to check what Ground 13 means, the current post-May 2026 notice period, the evidence to gather, and the safest next document step before serving Form 3A.
Ground meaning
Ground 13 is for deterioration in the condition of the property caused by the tenant, someone living with them, or someone they allowed into the property.
Mandatory or discretionary status
Ground 13 is discretionary.
Current notice period
The current post-May 2026 notice period is 2 weeks.
How landlords use Ground 13
Landlords use Ground 13 where the physical condition of the property has worsened because of neglect, waste, damage, or misuse. It is often linked with Ground 12 or Ground 15.
Use our validated, solicitor-approved Notice Only route when you need a Form 3A notice and service pack. Use Complete Pack when court progression is likely and you want official court forms, evidence prompts, and a court-ready file prepared together.
Post-May 2026 compliance note
For post-May 2026 England cases, use Form 3A and give 2 weeks notice. The evidence should compare condition before and after, and show why the tenant is responsible.
The notice must set out the substance of the ground and the reasons relied on. If the tenant does not leave, the landlord must prove the ground at court with a consistent notice, service record, and evidence bundle.
Common mistakes with Ground 13
- Having no check-in inventory or baseline condition evidence
- Confusing ordinary wear and tear with deterioration caused by conduct
- Not separating building damage from furniture damage under Ground 15
- Failing to evidence repair costs or cause
- Not notifying the tenant or keeping access records
Ground 13 evidence checklist
Ground 13 evidence works best when it compares check-in condition with the current condition.
- Check-in inventory, schedule of condition, and photographs
- Inspection reports, dated photos, or videos showing deterioration
- Contractor quotes or repair reports explaining cause and cost
- Tenant correspondence about damage, access, or repairs
- Witness statements from agents, contractors, neighbours, or occupiers
Next step
Prepare the right document route for Ground 13
Start with Notice Only if you need the notice and service pack now. Choose Complete Pack if you expect the tenant may stay and you want the court paperwork prepared around the same facts.
Related grounds
Ground 13 FAQs
Answers to common landlord questions about using Ground 13 in England.