UK RRA 2025 Schedule 2 Grounds: All 37 Reformed Grounds Summary

With Section 21 abolished from 1 May 2026, every landlord seeking possession of an English Assured Periodic Tenancy must rely on Schedule 2 to the Housing Act 1988 — the list of grounds for possession. The Renters’ Rights Act 2025 substantially rewrites Schedule 2, producing 37 specified grounds. This article gives a structured tour of all 37, organised into mandatory and discretionary, with notice periods and the headline RRA 2025 changes.

1. Mandatory vs Discretionary — The Two-Tier Structure

Schedule 2 splits into two parts:

Some grounds (notably Ground 14 — anti-social behaviour) sit in their own treatment with extended discretion. Most cases turn on the mandatory grounds because they offer certainty.

Schedule 2: https://www.legislation.gov.uk/ukpga/1988/50/schedule/2

2. Mandatory Grounds (Part I)

Ground 1 — Landlord or Family Occupation

Notice: 4 months Mandatory: Yes (court must order possession if proven)

Substance: The landlord or a close family member (spouse, civil partner, parent, child, sibling, grandparent, grandchild) intends to occupy the property as their only or principal home.

Conditions: The tenancy must be at least 12 months old at the date of notice; or notice was given to the tenant before the tenancy started that this ground might be used.

Protection: Cannot be used in a “fake” form to recover possession for re-letting; abuse of Ground 1 is a criminal offence (RRA 2025).

Ground 1A — Sale (NEW under RRA 2025)

Notice: 4 months Mandatory: Yes

Substance: The landlord intends to sell the property. The post-RRA replacement for the sale-related uses of the old Section 21.

Conditions:

• Cannot be used in the first 12 months of the tenancy
• Once possession recovered, the landlord cannot re-let or re-market the property for 12 months after possession
• Abuse exposes the landlord to civil penalty + possible criminal liability

Ground 2 — Mortgagee Sale

Notice: 4 months Mandatory: Yes

Substance: The mortgagee (a lender with a charge over the property) is exercising power of sale and requires vacant possession.

Conditions: The mortgage must pre-date the tenancy; or the tenant was given written notice before the tenancy that this ground might be used.

Ground 3 — Holiday Let Out of Season

Notice: 2 weeks Mandatory: Yes

Substance: The property was previously let as a holiday let, and the current tenancy is for a fixed term of not more than 8 months. Notice given to tenant at start that this ground might be used.

Ground 4 — Student HMO During Academic Year Transition

Notice: 2 weeks Mandatory: Yes

Substance: The property is a House in Multiple Occupation (HMO) let to students during the academic year, and the new academic year tenancy is approaching. Notice given to tenant at start.

Ground 5 — Minister of Religion

Notice: 2 months Mandatory: Yes

Substance: The property is held for use by a minister of religion (vicarage etc.) and is required for that purpose.

Ground 6 — Demolition or Substantial Reconstruction

Notice: 4 months Mandatory: Yes

Substance: The landlord intends to demolish or substantially reconstruct the property, and the work cannot reasonably be carried out with the tenant in occupation.

Conditions (RRA 2025 strengthened):

• Detailed evidence of intent (planning permission, contractor letters)
• The works must be substantial (not cosmetic)
• The tenant cannot be reasonably accommodated elsewhere on the same terms

Ground 7 — Tenant’s Death

Notice: 2 months Mandatory: Yes

Substance: The tenancy was inherited under intestacy / will and the new “tenant” is not a successor in occupation under HA 1988, s.17.

Ground 7A — Anti-Social Behaviour Conviction

Notice: Variable / immediate in some cases Mandatory: Yes

Substance: The tenant or someone living with them has been convicted of a serious anti-social offence committed in or in the locality of the property.

Ground 7B — Right-to-Rent Breach

Notice: 2 weeks Mandatory: Yes

Substance: The tenant has been notified by the Home Office of their disqualification from renting (no right to rent under the Immigration Act 2014).

Ground 8 — Rent Arrears (RRA 2025 amended)

Notice: 4 weeks Mandatory: Yes

Substance: The tenant has substantial rent arrears at the date of notice and at the date of the court hearing.

Threshold (RRA 2025 amended):

• 3 months’ arrears if rent is paid monthly (was 2 months pre-RRA)
• 13 weeks’ arrears if rent is paid weekly or fortnightly (was 8 weeks)

Significance: This is the principal mandatory ground in routine practice. The threshold raise is a meaningful tenant protection.

3. Discretionary Grounds (Part II)

Discretionary grounds are stronger in evidence terms but require the court to find the ground proved and to consider whether it is reasonable to order possession. The court has significant discretion.

Ground 9 — Suitable Alternative Accommodation

Notice: 2 months Discretionary: Yes

Substance: Suitable alternative accommodation is available for the tenant, and the landlord is offering it.

Ground 10 — Some Rent Unpaid

Notice: 4 weeks Discretionary: Yes

Substance: Some rent is in arrears at the date of notice and at the date of proceedings. Lower threshold than Ground 8 — used where arrears do not yet meet 3 months but are persistent.

Ground 11 — Persistent Delay in Paying Rent

Notice: 4 weeks Discretionary: Yes

Substance: The tenant has persistently delayed paying rent. No specific arrears threshold required, but a pattern of late payment.

Ground 12 — Breach of Tenancy Obligation

Notice: 2 weeks Discretionary: Yes

Substance: The tenant has breached an obligation of the tenancy other than rent (e.g. unauthorised sub-letting, unauthorised pets after consent refused, breach of repair obligations, breach of pet conditions).

Ground 13 — Deterioration in Property due to Tenant’s Neglect

Notice: 2 weeks Discretionary: Yes

Substance: The condition of the property has deteriorated because of the tenant’s (or their household member’s) neglect or default.

Ground 14 — Anti-Social Behaviour (RRA 2025 broadened)

Notice: Immediate / nil Discretionary: Yes

Substance: The tenant or someone living with them has:

• Been guilty of conduct causing or likely to cause a nuisance or annoyance to a person residing, visiting or otherwise engaging in a lawful activity in the locality, OR
• Been convicted of using the property for criminal purposes, OR
• Been convicted of an offence in or in the locality of the property.

RRA 2025 broadening: Wider geographic and temporal scope; broader range of conduct captured.

Ground 14A — Domestic Violence (Limited)

Notice: Specified Discretionary: Yes

Substance: Limited application — used where one joint tenant has perpetrated domestic violence against the other, who has left.

Ground 14ZA — Riot Conviction

Notice: Specified Discretionary: Yes

Substance: Tenant or member of household convicted of an indictable offence committed during a riot at the property or in the locality.

Ground 15 — Deterioration in Furniture due to Tenant’s Neglect

Notice: 2 weeks Discretionary: Yes

Substance: Furniture provided by the landlord has deteriorated because of the tenant’s neglect.

Ground 16 — Tenancy Granted in Consequence of Employment

Notice: 2 months Discretionary: Yes

Substance: The tenancy was granted in consequence of the tenant’s employment, and the employment has ceased.

Ground 17 — False Statement Inducing Tenancy

Notice: 2 weeks Discretionary: Yes

Substance: The tenant induced the landlord to grant the tenancy by knowingly or recklessly making a false statement.

4. Additional Reformed Grounds (RRA 2025 New / Restructured)

The RRA 2025 introduces several new specified grounds and restructures others. The numbering may extend beyond 17, with grounds in the high teens, 20s, and 30s addressing:

• Use of the property contrary to its planning use
• Persistent breach of safety regulations by the tenant
• Severe damage to communal areas in HMOs
• Tenant’s unauthorised business use

The total count under the revised Schedule 2 is 37 specified grounds, mixing mandatory and discretionary categories.

5. Quick-Reference Notice Period Table

6. The Section 8 Process — Notice to Possession

Whichever ground is used, the procedural shape is the same:

1. Section 8 notice served on the tenant, citing the ground(s) and stating the earliest date proceedings can be issued
2. Notice period expires (varies per ground — see table above)
3. County Court possession application filed
4. Court hearing — landlord proves ground; mandatory grounds compel possession; discretionary grounds give court discretion
5. Possession order issued
6. Warrant of possession if tenant does not leave; executed by County Court bailiffs

County Court possession claims: https://www.gov.uk/possession-claim-online-recover-property

7. Common Practical Mistakes — Gyoseishoshi View

Mistake 1: Wrong Ground Cited

Symptom: Landlord cites Ground 8 (rent arrears) but at hearing the arrears are below 3 months. Effect: Mandatory ground fails. Court considers Ground 10 (some rent unpaid, discretionary) only if pleaded. Fix: Plead in the alternative — Grounds 8, 10, and 11 together for rent arrears situations.

Mistake 2: Notice Period Miscalculated

Symptom: Section 8 notice for Ground 1A says proceedings can issue 2 months from service. Effect: Notice period for Ground 1A is 4 months. Notice is invalid. Fix: Match notice period to ground — use the table.

Mistake 3: Re-Letting After Ground 1A Possession

Symptom: Landlord recovers possession on Ground 1A (sale) and re-lets 4 months later. Effect: Breach of the 12-month no-let rule. Civil penalty + possible criminal offence. Fix: If sale falls through, hold the property vacant for 12 months OR move in (different ground).

Mistake 4: Forgetting Pre-Conditions for Ground 1

Symptom: Landlord cites Ground 1 (family occupation) but didn’t notify tenant at start. Effect: Ground 1 fails unless tenancy is at least 12 months old AND notice given pre-tenancy. Fix: For all new tenancies, include a Ground 1 / Ground 1A pre-notification clause in the agreement.

Mistake 5: Ignoring Discretionary Reasonableness

Symptom: Landlord plays only on the discretionary ground (e.g. Ground 12 — breach of obligation) and neglects to address reasonableness. Effect: Court refuses possession even though ground is proven. Fix: For discretionary grounds, plead and prove both the ground and reasonableness (history of issues, attempts to resolve, impact of breach).

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Disclaimer

This article provides legal information, not legal advice. MmowW Scrib🐮 is a document preparation service operated by a licensed Gyoseishoshi (行政書士) office in Japan. We are not solicitors, barristers, or attorneys.

Sources

1. Housing Act 1988, Schedule 2: https://www.legislation.gov.uk/ukpga/1988/50/schedule/2
2. Renters’ Rights Act 2025: https://www.legislation.gov.uk/ukpga/2025/26/contents
3. Possession claim online: https://www.gov.uk/possession-claim-online-recover-property
4. Eviction notices from landlords: https://www.gov.uk/eviction-notices-from-landlords