England Form 3A full guide
How to Evict a Tenant Using Ground 15 - Furniture Deterioration
Use this landlord guide to check what Ground 15 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.
Ground meaning
Ground 15 is for deterioration of furniture provided with the tenancy, caused by the tenant, household, or visitors.
Mandatory or discretionary status
Ground 15 is discretionary.
Current notice period
The current post-May 2026 notice period is 2 weeks.
What Ground 15 means for landlords
Ground 15 is for deterioration of furniture provided with the tenancy, caused by the tenant, household, or visitors.
Ground 15 is discretionary. The court considers the evidence, the seriousness of the deterioration, fair wear and tear, and whether possession is reasonable.
When this ground fits and when it does not
Use this ground when
- Furniture supplied by the landlord has deteriorated beyond fair wear and tear.
- The tenancy inventory identifies the furniture and condition.
- You can link the deterioration to the tenant, household, or visitors.
Do not rely on it when
- The issue is the building or common parts; Ground 13 may fit better.
- The furniture was already worn or poorly evidenced at check-in.
- The claim is mainly for replacement cost rather than possession.
What the landlord must prove
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 same facts at court with documents, service records, and witness evidence.
- What furniture was supplied and its starting condition.
- How and when it deteriorated.
- Photos, inventory, inspection reports, repair or replacement evidence.
- Why possession is reasonable.
Step-by-step landlord workflow before serving Form 3A
- Find the inventory and check-in photos.
- Compare starting condition with current condition.
- Separate fair wear from misuse or neglect.
- Prepare Form 3A with specific furniture examples.
- Serve the 2-week notice and keep evidence together.
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 15 evidence checklist
Ground 15 evidence should identify the furniture item, its starting condition, and the deterioration complained of.
- Signed inventory listing furniture and condition.
- Check-in, mid-tenancy, and current photographs.
- Repair or replacement quotes and contractor notes.
- Tenant correspondence about damage or misuse.
- Tenancy clauses covering care of landlord furniture.
Common mistakes with Ground 15
- Using Ground 15 for building damage rather than furniture.
- Missing inventory evidence.
- Ignoring fair wear and tear.
- Claiming replacement cost without proving possession is reasonable.
- Not linking the furniture to the tenancy.
Court progression and Complete Pack next step
If the tenant does not leave after the notice, the court stage needs a claim form, particulars of claim, a copy of the notice, proof of service, and evidence proving the ground.
- The court will look for item-by-item evidence.
- Ground 15 may sit alongside Ground 13 or 12 where property damage or clause breach is also in issue.
- Use Complete Pack if photographic exhibits and inventory evidence need to be bundled for court.
Related grounds
Ground 15 FAQs
Answers to common landlord questions about using Ground 15 in England.