Ground 15 · DiscretionaryUpdated June 2026

Section 8 Ground 15: Furniture Damage —Furnished Tenancy Eviction Guide 2026

Section 8 Ground 15 furniture damage allows landlords in England and Wales to seek possession of a furnished rental property where the tenant — or their visitors — has caused the condition of landlord-provided furniture to deteriorate through ill-treatment. Ground 15 is a discretionary ground and requires a minimum of 2 weeks' notice on Form 3A. This guide explains what qualifies, the evidence you need, how to distinguish damage from fair wear and tear, and how to generate a valid notice.

Ground 15 at a glance

Ground15
TypeDiscretionary
Notice period2 weeks minimum
Protected periodNone
Form requiredForm 3A
Court must grant?✗ Judge decides
Applies toFurnished tenancies only
JurisdictionEngland & Wales
✓ Furnished tenancies only✓ 2 weeks minimum notice✓ Discretionary — judge decides✓ Inventory evidence essential✓ Updated for Renters' Rights Act 2025
📅 Last updated: 1 June 2026✍️ Reviewed by: OfficeDraft Legal Team⚖️ Jurisdiction: England & Wales📖 Source: Housing Act 1988 Schedule 2, Ground 15
⚠

Ground 15 is discretionary. Proving the furniture was damaged is not enough on its own. The judge must also decide it is reasonable to grant possession. Strong, documented evidence — particularly a signed check-in inventory — is essential. Ground 15 is less commonly used than other grounds; landlords with minor damage should consider a deposit claim first.

Generate your Form 3A — Ground 15

Select Ground 15 in the tool below. A minimum 2-week notice period applies — the expiry date is calculated automatically.

Select possession ground

Choose the legal reason you are seeking possession.

MANDATORY

Court must grant possession if ground is proven

DISCRETIONARY

Court decides whether to grant possession

What is Section 8 Ground 15?

Ground 15 is a possession ground set out in Schedule 2 of the Housing Act 1988. It applies where the condition of furniture provided by the landlord as part of a furnished tenancy has deteriorated due to ill-treatment by the tenant, or by any person who has resided in or been a visitor to the property.

Ground 15 is a discretionary ground. This means two things must happen at court: first, the landlord must prove that the ground is made out (that the furniture has deteriorated beyond fair wear and tear due to ill-treatment). Second, the judge must decide it is reasonable to grant a possession order in all the circumstances. The judge retains full discretion to refuse even where the damage is proved.

Ground 15 applies only to furnished tenancies — that is, properties let with furniture provided by the landlord as part of the tenancy agreement. If your property was let unfurnished, and a tenant has damaged the property itself, you should consider Ground 13 (deterioration of the condition of the dwelling) instead.

From 1 May 2026, following the commencement of the Renters' Rights Act 2025, all Section 8 notices — including Ground 15 — must be served using the new Form 3A. The old Form 3 is no longer legally valid.

Official sources

Ground 15: Housing Act 1988, Schedule 2 — legislation.gov.uk

Landlord guidance: GOV.UK: Section 8 notices

NRLA member guidance: nrla.org.uk — Eviction Guides

What Qualifies as Furniture Damage Under Ground 15?

Ground 15 covers the deterioration of furniture provided by the landlord where that deterioration is caused by ill-treatment — whether deliberate damage or serious neglect — by the tenant or anyone residing in or visiting the property.

✓ What Ground 15 covers

  • ✓Sofas, beds, dining furniture, wardrobes provided by the landlord
  • ✓White goods included in the tenancy (fridge, washing machine)
  • ✓Curtains, blinds, and soft furnishings listed on the inventory
  • ✓Carpets specifically provided as part of the furnished let
  • ✓Deliberate damage: slashed upholstery, broken frames, burn marks
  • ✓Serious neglect: items left to deteriorate beyond reasonable use
  • ✓Damage caused by visitors or additional residents
  • ✓Items removed from the property by the tenant

✗ What Ground 15 does NOT cover

  • ✗Ordinary fair wear and tear from normal daily use
  • ✗Damage to the property itself (walls, floors, fixtures) — use Ground 13
  • ✗Furniture not listed in the tenancy agreement or inventory
  • ✗Pre-existing damage that was not recorded at check-in
  • ✗Unfurnished tenancies (no landlord furniture provided)
  • ✗Items that have simply reached the end of their natural lifespan
  • ✗Minor cosmetic deterioration consistent with the tenancy length

What counts as "furniture"?

The Housing Act 1988 does not define "furniture" exhaustively. Courts interpret it broadly to include any moveable items provided by the landlord under the tenancy: sofas, beds, tables, chairs, wardrobes, chest of drawers, white goods, curtains, blinds, and floor coverings. Items must be listed in the tenancy agreement or inventory to be covered by Ground 15. Fixtures (fitted wardrobes, built-in appliances permanently attached to the structure) are more likely to fall under Ground 13.

The Difference Between Damage and Fair Wear and Tear

The most important distinction in any Ground 15 claim is between ill-treatment (which the tenant is responsible for) and fair wear and tear (which the tenant is not responsible for). Courts apply this distinction strictly.

Fair wear and tear means the natural, gradual deterioration of an item resulting from ordinary, reasonable use over time. A tenant cannot be held liable for this. The older an item, the more deterioration a court expects to see as natural wear.

Ill-treatment means deterioration caused by deliberate misuse, negligence, or failure to take reasonable care of the item — producing damage beyond what would occur through normal use.

Item✓ Fair Wear & Tear✗ Damage (Ill-Treatment)
Sofa / upholstered seatingSlight fading, minor pilling on fabric, small indentations from regular useSlashed or torn upholstery, burns, deep staining that cannot be cleaned, broken frame
Bed frame & mattressMinor scuffs on frame, slight discolouration of mattress over years of useBroken slats or frame, deep stains, mattress burns, urine damage not treated
Dining table & chairsSurface marks from everyday use, minor scratches consistent with ageDeep gouges, cracked or missing legs, cigarette burns, heavy scratching
White goods (fridge, washing machine)Minor cosmetic marks, internal staining from food over timeBroken door, damaged drum, smashed controls, appliance no longer functioning due to misuse
Curtains & blindsSlight fading from sunlight, minor fraying at edges over yearsTorn curtains, missing blind slats, staining, curtain pole pulled from wall
Carpets (if included)General flattening of pile, slight discolouration in high-traffic areasBurns, large permanent stains (especially pet urine), tears, missing sections

⚠ The depreciation principle

Courts apply a depreciation principle when assessing the value of damaged items. A sofa that was 5 years old when damaged is not worth the same as a new one. Landlords who claim full replacement cost for old items will be challenged. Obtain independent quotes that account for the item's age and expected lifespan.

Notice Requirements for Section 8 Ground 15

Ground 15 requires a minimum notice period of 2 weeks before the landlord can apply to court for possession. This is shorter than grounds such as Ground 1A (4 months) or Ground 8 (4 weeks), reflecting that furniture damage — while serious — is not the same as nuisance or homelessness risk for neighbours.

How to serve a valid Ground 15 notice

1Complete Form 3A, selecting Ground 15 as the basis for possession. Include all tenant names exactly as they appear on the tenancy agreement.
2Set the notice expiry date to at least 2 weeks from the date the tenant will receive the notice — add delivery time (2 working days for first-class post).
3Serve by first-class post, hand delivery, or recorded delivery. Keep a certificate of service.
4Wait until the notice period expires before filing a possession claim at the county court.
Service methodAssumed receiptMinimum expiry date
First-class post+2 working daysService date + 2 days + 14 days
Hand deliverySame dayService date + 14 days
Recorded deliveryNext working dayService date + 1 day + 14 days

⚠ Form 3A required from 1 May 2026

Any Section 8 notice — including Ground 15 — served on the old Form 3 after 1 May 2026 is legally invalid and will result in the court dismissing the possession claim. Our generator produces the correct Form 3A.

Court Process for a Ground 15 Possession Claim

A Ground 15 possession claim follows the standard Section 8 county court process. The landlord must wait until the 2-week notice period expires, then file the claim. The court process typically takes 6–12 weeks from filing to a hearing.

1

File the possession claim (Form N5)

After the notice period expires, file at your local county court using form N5 and particulars of claim. Include: the Form 3A notice, proof of service, a copy of the tenancy agreement, the check-in and check-out inventories, and a witness statement summarising the damage.

💷 Court fee: £391 (standard possession claim)
2

Court sends hearing date

The court serves the claim on the tenant and lists a hearing — typically 4–8 weeks from filing. Both parties attend. For Ground 15, the hearing is usually a standard possession hearing, not an accelerated procedure.

3

Attend the hearing with all evidence

The judge considers both sides. You must prove (a) the furniture deteriorated due to ill-treatment, and (b) it is reasonable to grant possession. Bring original inventories, printed photographs, and independent repair quotes. If the tenant disputes the damage, a clear, signed check-in inventory signed by the tenant is decisive.

4

Possession order granted or refused

If possession is granted, the court typically allows 14 or 28 days for the tenant to vacate. The court may also make a costs order if the claim was unopposed. If refused — usually because the behaviour has stopped or damage is minor — consider whether a deposit claim is more appropriate.

5

Warrant of possession if tenant does not leave

If the tenant fails to vacate by the court-ordered date, apply for a warrant of possession using form N325. Court enforcement officers carry out the eviction. Warrant waiting times vary — currently 4–10 weeks in most areas.

💷 Warrant fee: £143

Should I use Ground 15 or pursue a deposit claim?

Ground 15 is most appropriate where the damage is serious and ongoing, and you need to regain possession rather than just recover the cost of repairs. If the tenant has already left, or if the damage is primarily financial, a deposit deduction claim or a county court money claim may be faster and cheaper than possession proceedings.

Evidence Landlords Should Collect for Ground 15

Because Ground 15 is discretionary, evidence quality determines whether you win. The inventory is everything — without a signed check-in record, Ground 15 claims almost always fail.

📋

Signed check-in inventory with photographs

Essential

The single most important document. A detailed, signed inventory produced at the start of the tenancy — listing each item of furniture, its condition, and supported by dated photographs — is the foundation of any Ground 15 claim. Without it, the court has no baseline to compare against.

📸

Check-out inventory with photographs

Essential

A comparable schedule produced at the end of the tenancy documenting the condition of each item. Must be compared directly against the check-in inventory, item by item. Photographs should be clearly dated and show the damage in context.

💷

Repair or replacement quotes

Strong

Written quotes from at least two independent tradespeople or retailers showing the cost to repair or replace each damaged item. Courts give more weight to independent quotes than to the landlord's own estimate.

✉️

Written warnings to the tenant

Strong

Copies of letters or emails sent to the tenant raising concerns about furniture condition during the tenancy. These show the landlord identified the issue, gave the tenant notice, and the damage continued or was not remedied.

🏠

Independent inventory clerk report

Strong

A check-in or check-out report produced by an independent, professional inventory clerk carries significantly more weight than a landlord-prepared document. Courts are more sceptical of self-prepared inventories.

🧾

Original purchase receipts or valuations

Supporting

Receipts or invoices showing when furniture was purchased and its original cost help the court assess depreciation and calculate reasonable compensation. Particularly useful for expensive items.

📧

Tenant acknowledgements of damage

Supporting

Any written communication in which the tenant acknowledged damage — even informally, such as a text message or email — is useful corroboration. Screenshots are admissible evidence if properly preserved.

Best practice for furnished landlords

Use a professional inventory clerk to prepare both check-in and check-out reports. The Association of Professional Inventory Providers (APIP) and the Association of Independent Inventory Clerks (AIIC) maintain registers of accredited clerks. An independent report produced before and after the tenancy gives you the clearest possible evidence for both Ground 15 proceedings and deposit disputes.

↗ AIIC — Find an inventory clerk↗ mydeposits — Deposit dispute guidance

Common Landlord Mistakes That Sink Ground 15 Claims

Ground 15 claims fail more often than most landlords expect — usually due to evidence problems that could have been prevented. These are the most common mistakes seen in county court possession hearings.

1.

No check-in inventory was completed

Fatal

Without a baseline record of the furniture's condition at the start of the tenancy, the court has nothing to compare against. The claim is almost certain to fail — the tenant will simply deny the damage existed before they moved in.

2.

Using old Form 3 instead of Form 3A

Fatal

Any Section 8 notice served on Form 3 after 1 May 2026 is legally invalid. The possession claim will be dismissed at the first hearing. All Section 8 notices must now use Form 3A.

3.

Claiming fair wear and tear as damage

Fatal

Tenants are not responsible for ordinary deterioration from normal use. Courts will dismiss claims based on minor marks, fading, or age-consistent wear. Landlords must demonstrate damage beyond what is reasonable for the tenancy length and usage.

4.

Insufficient notice period served

Fatal

Ground 15 requires a minimum of 2 weeks' notice. Serving less — or filing a claim before the notice period expires — makes the proceedings defective. The court will strike out the claim.

5.

Self-prepared inventory with no independent verification

Serious

A landlord-prepared inventory without independent corroboration (an inventory clerk, tenant signature, or dated photographs) is easy for the tenant to dispute. Courts treat unverified landlord documents with caution.

6.

No written warnings sent to the tenant during the tenancy

Serious

While not a legal requirement, the absence of any prior warning weakens the "reasonableness" test. Courts expect landlords to have raised the issue before resorting to possession proceedings.

7.

Conflating property damage with furniture damage

Fatal

Ground 15 applies only to furniture provided under the tenancy. Damage to walls, flooring, or fixtures falls under Ground 13 (deterioration of the property). Citing the wrong ground means the claim fails even if the damage is real.

Tenant Defences Against Ground 15 Possession

Understanding the defences a tenant is likely to raise helps you prepare a stronger claim and address potential weaknesses before the hearing.

Fair wear and tear

Tenant's argument

The tenant argues the damage is normal deterioration from everyday use, not ill-treatment. This is the most common Ground 15 defence and succeeds where landlords cannot prove the damage exceeds reasonable use.

Landlord counter

Compare check-in and check-out inventories item by item. Show the age of the item, its condition at check-in, and the nature of the damage. Independent quotes help quantify disproportionate deterioration.

Damage existed before the tenancy

Tenant's argument

The tenant claims the item was already damaged when they moved in and the landlord failed to document it.

Landlord counter

A signed, dated check-in inventory — ideally prepared by an independent clerk — directly counters this. If the tenant signed the inventory at the start, they have accepted the documented condition.

Damage caused by a visitor, not the tenant

Tenant's argument

The tenant accepts the damage occurred but argues it was caused by a visitor they had no control over.

Landlord counter

Ground 15 expressly covers damage by "any person residing in or visiting" the property. The tenant is responsible for those they allow into the property — this defence rarely succeeds.

Damage overstated or claim inflated

Tenant's argument

The tenant challenges the landlord's valuation of the damage, arguing repair or replacement costs are exaggerated.

Landlord counter

Use independent quotes from at least two tradespeople or retailers. Avoid using inflated "list price" replacement costs for old items — depreciation must be applied.

Not reasonable to grant possession

Tenant's argument

Even where the ground is proved, the tenant argues it is not reasonable to grant a possession order — for example, if the damage is minor or has been repaired.

Landlord counter

Show the pattern of behaviour, the value of items damaged, and whether the tenant offered to repair or compensate. If damage was severe or deliberate, courts are more likely to find possession reasonable.

Example Case Study — Ground 15 in Practice

The situation

Sandra let a fully furnished two-bedroom flat to a couple in April 2024. At check-in, a professional inventory clerk produced a signed report with photographs documenting all furniture in good condition: two sofas, a dining table and four chairs, a king-size bed frame and mattress, a fridge-freezer, and curtains throughout.

In February 2026, Sandra carried out a routine inspection and found one sofa had been slashed across the cushions, the dining table had deep burn marks from a heat source placed directly on the surface, and one curtain rail had been pulled from the wall. She sent a written warning letter requesting the tenant address the damage within 28 days. No response was received and no repairs were made.

What Sandra did

Sandra obtained two independent repair quotes. The sofa was assessed as beyond repair and was quoted £650 for replacement (depreciated from its original £900 cost over the 2-year tenancy). The table required professional refinishing at £180. The curtain rail repair cost £85. Total damage: £915.

In March 2026, Sandra served a Section 8 notice on Form 3A citing Ground 15, giving 2 weeks' notice. After the notice period expired she filed a possession claim, including: the signed check-in inventory, dated inspection photographs, her warning letter, and the two independent repair quotes.

The outcome

At the hearing, the tenant argued the sofa had always been in poor condition. The judge referred to the signed check-in inventory and check-in photographs — which clearly showed the sofa in good condition — and rejected this defence. The judge found the damage went significantly beyond fair wear and tear, granted a possession order with 14 days to vacate, and ordered the tenant to pay Sandra's court costs.

Why this claim succeeded

  • ✓Professional, signed check-in inventory — the decisive piece of evidence
  • ✓Dated photographs at check-in and after damage was discovered
  • ✓Written warning letter giving tenant an opportunity to repair
  • ✓Two independent repair quotes with depreciation applied
  • ✓Clear item-by-item comparison between check-in and damage records

Frequently Asked Questions — Section 8 Ground 15

What is Section 8 Ground 15?▾
Ground 15 is a discretionary possession ground under Schedule 2 of the Housing Act 1988. It applies to furnished tenancies where landlord-provided furniture has deteriorated due to ill-treatment by the tenant or their visitors. Both the ground and reasonableness must be proved at court.
What counts as furniture damage under Ground 15?▾
Damage that goes beyond fair wear and tear — for example, slashed upholstery, burn marks, broken frames, appliances damaged through misuse, or items removed from the property. Ordinary deterioration from normal use does not qualify. The damage must be to furniture provided by the landlord under the tenancy.
What is the notice period for Ground 15?▾
Ground 15 requires a minimum of 2 weeks' notice before the landlord can apply to court. The notice must be served on Form 3A (from 1 May 2026) and properly served on the tenant. The landlord must wait until the notice period expires before filing a possession claim.
What evidence do I need to evict a tenant for furniture damage?▾
A signed, dated check-in inventory — ideally produced by a professional inventory clerk — is essential. This must be supported by check-out photographs documenting the damage, independent repair or replacement quotes, and copies of any warning letters sent to the tenant. Without a check-in inventory, Ground 15 claims almost always fail.
Can a tenant defend against Ground 15 by claiming fair wear and tear?▾
Yes — and this is the most common defence. Landlords must show the damage goes beyond what would naturally occur during normal use. A clear comparison between the check-in and check-out inventory, with photographs, is the best way to counter this argument.
Does Ground 15 apply to unfurnished properties?▾
No. Ground 15 applies only to furnished tenancies. For damage to an unfurnished property — walls, flooring, fixtures — landlords should consider Ground 13 (deterioration of the condition of the dwelling) instead.
Should I use Ground 15 or just claim against the deposit?▾
If the tenant has already left or the damage is primarily financial, a deposit deduction (via the tenancy deposit scheme) or county court money claim is usually faster, cheaper, and easier than possession proceedings. Ground 15 is most appropriate where the damage is ongoing and you need to regain the property.

Related Guides on OfficeDraft

→

Section 8 Notice Generator — All Grounds

Generate Form 3A for any Section 8 ground

→

Section 8 Ground 13 — Property Deterioration

Eviction for damage to the property itself (unfurnished)

→

Section 8 Ground 14 — Nuisance & Annoyance

Antisocial behaviour and nuisance eviction guide

→

Section 8 Notice — Rent Arrears (Ground 8)

Mandatory ground for 2+ months rent arrears

→

Section 8 Notice — Selling Property (Ground 1A)

Ground 1A — selling the property, 4-month notice

→

Form 3A Generator England

New Form 3A — what changed from Form 3 in May 2026

→

Section 8 Notice Generator England

Full England guide — all grounds, Form 3A

→

Section 8 Anti-Social Behaviour Notice

Ground 14 — antisocial behaviour and criminal activity

About This Guide

🔄

Updated June 2026

This guide reflects the Renters' Rights Act 2025, in force from 1 May 2026, which changed the Section 8 notice form from Form 3 to Form 3A. Ground 15 itself was not substantively changed by the 2025 Act.

🇬🇧

England & Wales

Ground 15 applies in England and Wales under the Housing Act 1988. Scotland and Northern Ireland have separate legislation governing furnished tenancy possession.

⚖️

Educational only

This content is educational and does not constitute legal advice. For contested claims or complex cases, consult a housing solicitor or contact the NRLA for member guidance.

Legislation and official references

↗Housing Act 1988 Schedule 2 — legislation.gov.uk↗Renters' Rights Act 2025 — legislation.gov.uk↗GOV.UK: Evicting Tenants — Section 8 Notices↗NRLA: Eviction Guides for Landlords↗AIIC — Association of Independent Inventory Clerks↗HM Courts & Tribunals: Possession Claims (N5)

Legal Disclaimer

The information on this page is provided for general educational purposes only and does not constitute legal advice. OfficeDraft is not a law firm and does not provide legal services. Possession proceedings under Section 8 Ground 15 are fact-specific. Whether a court grants possession depends on the particular circumstances, the quality of evidence produced, and the judge's assessment of reasonableness. Landlords facing contested claims, tenants asserting disability-related defences, or complex damage disputes should consult a qualified housing solicitor or seek guidance from the National Residential Landlords Association (NRLA). Information on this page was accurate as at 1 June 2026.

Furnished tenancies · 2-week notice · Form 3A · Updated May 2026

Generate Your Ground 15 Section 8 Notice Now

Complete the form above, select Ground 15, and download a court-ready Form 3A in minutes. Two-week notice period calculated automatically. England & Wales. From £19.99.

Generate Ground 15 Notice →

Form 3A format · 2-week notice auto-calculated · Furnished tenancies · England & Wales