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England Form 3A ground guide

Section 8 Ground 13: Property deterioration

Has your tenant caused deterioration to the property or shared areas? Check the current Form 3A notice requirements, evidence to keep and what to do if your tenant does not leave.

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A clearer route from ground to possession

What to prepare for Ground 13: Property deterioration

Keep the reason for possession, the notice, proof of service and later court evidence consistent from the outset. Choose the route that matches what you need to do next.

1

Match the facts

Use the ground only where your evidence supports the reason you will give.

2

Prepare and serve

Check the notice details, timing and service record before you send anything.

3

Keep the file joined up

Store the notice, service proof and supporting documents for any court stage.

Choose your document route

Start at the stage your case is actually in

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Waterbrush illustration of a Section 8 notice, service record and delivery checklist

Stage 1: serve the Section 8 notice

£39.99

Choose this route when your immediate job is preparing Form 3A and a clear service record before anything is sent to the tenant.

Problem it solves
It keeps the ground, tenant details, notice date and service evidence in one notice-stage file.
Risk if this is not the right stage
If the tenant stays, you will still need to prepare the court claim file at the next stage.
Landlord outcome
You have a structured notice and service route ready to review, approve and serve yourself.
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Waterbrush illustration of a possession claim bundle, court forms and property keys

Stage 2: build the full possession file

£69.99

Choose this route when you want the Section 8 notice and the court-stage forms, evidence structure and hearing prompts planned together.

Problem it solves
It avoids building the notice file first and then trying to reconstruct the same facts for court later.
Risk if this is not the right stage
If you only need to serve notice now, this may be more preparation than your case needs today.
Landlord outcome
You can prepare one joined-up file for notice, N5, N119, evidence and the court stage.
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Prefer us to prepare it with you?

Start with a free consultation before any paid work is agreed

Tell us what has happened and show us the documents you have. We confirm whether assisted preparation is suitable, explain the scope, and only then send a secure payment link.

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Section 8 notice assistance

For landlords who need the Form 3A notice, service plan and evidence prompts checked before serving.

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Full eviction case assistance

For landlords who want the Section 8 notice plus N5, N119, service record, evidence bundle and court-stage file prepared together.

Book a free consultation · £399.00

England Form 3A full 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, the mistakes to avoid, and the safest next document step before serving Form 3A.

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Ground meaning

Ground 13 is for deterioration of the property or common parts caused by the tenant, someone living with them, or someone they allow into the property.

Mandatory or discretionary status

Ground 13 is discretionary.

Current notice period

The current post-May 2026 notice period is 2 weeks.

Assisted prep

Want us to prepare the Section 8 notice with you?

Prepared for you. Checked with you. Approved and sent by you. Start with a free consultation. We will talk through your case and explain what we can prepare. If we can help, we agree the scope before sending a payment link.

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What Ground 13 means for you

Ground 13 is for deterioration of the property or common parts caused by the tenant, someone living with them, or someone they allow into the property.

Ground 13 is discretionary. The court considers the damage, responsibility, evidence, and whether possession is reasonable.

See a real Form 3A notice with sample Ground 13 evidence.

When this ground fits and when it does not

Use this ground when

  • The property condition has deteriorated beyond fair wear and tear.
  • You can connect the deterioration to the tenant, household, or visitors.
  • Inspection, repair, or photographic evidence is available.

Do not rely on it when

  • The issue is ordinary wear and tear or landlord disrepair.
  • The problem is only furniture, where Ground 15 may be more specific.
  • You cannot show condition before and after.

What you need to show

Your notice needs to explain the ground and the reasons you rely on. If your tenant does not leave, you will need to prove those same facts at court with documents, service records and a witness statement.

  • The condition before and after deterioration.
  • Who caused or allowed the deterioration.
  • Inspection photos, reports, contractor invoices, or witness evidence.
  • Why possession is reasonable given the damage.

What to do before you serve Form 3A

  1. Gather check-in, inspection, and check-out condition evidence.
  2. Separate tenant damage from fair wear, ageing, or landlord repair obligations.
  3. Collect contractor reports and cost estimates.
  4. Prepare Form 3A with dated examples.
  5. Serve the 2-week notice and preserve evidence.

Post-May 2026 compliance note

For post-May 2026 England cases, use Form 3A or a form substantially to the same effect, give the right notice period, and write out the ground and reasons clearly. Keep deposit compliance, prescribed information, notice service, and court proof ready unless a ground-specific exception applies.

Current GOV.UK guidance says the court can dismiss or delay a claim if the notice is incomplete, inaccurate, or unsupported by evidence. Treat the notice, checklist, and evidence bundle as one consistent file from the start.

Ground 13 evidence checklist

Ground 13 evidence should show deterioration over time and responsibility for it.

  • Inventory, check-in report, and dated inspection photographs.
  • Repair quotes, invoices, contractor reports, or surveyor notes.
  • Correspondence asking the tenant to stop damage or allow repairs.
  • Witness statements from agents, contractors, neighbours, or inspectors.
  • Tenancy agreement repair and care obligations.
Download the ungated Ground 13 PDF checklist.

Common mistakes with Ground 13

  • Calling ordinary wear and tear deterioration.
  • Failing to prove the starting condition.
  • Mixing landlord repair failings with tenant-caused damage.
  • Forgetting Ground 15 where furniture is the main issue.
  • Not explaining why possession is reasonable rather than just claiming costs.

If your tenant does not leave

For the court stage, you need a claim form, particulars of claim, a copy of the notice, proof of service and evidence that proves this ground.

  • The court will expect a clear before-and-after story.
  • Damage claims and possession evidence should be separated but consistent.
  • Use Complete Pack if deterioration evidence needs photographs, reports, and witness exhibits.
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Related grounds

Ground 15: Furniture deteriorationGround 12: Breach of tenancy

Ground 13 FAQs

Answers to common landlord questions about using Ground 13 in England.

It is about deterioration of the property or common parts. Poor housekeeping may matter if it causes deterioration and the evidence proves it.
Yes. The court decides whether possession is reasonable after considering the evidence.
Courts do not pre-approve notices. A current Form 3A can help organise the deterioration evidence, but the court decides the claim.
Yes, Ground 15 is the specific furniture deterioration ground. Ground 13 is for the property or common parts.
Possession and money recovery are separate decisions. Keep repair-cost evidence because it may support reasonableness and any later money claim.