What counts as supported accommodation for Ground 4?

Supported accommodation for Ground 4 purposes means housing provided together with care, support, or supervision, typically by a registered charity, housing association, or specialist supported housing provider. Examples include temporary accommodation for people leaving homelessness services, move-on accommodation linked to a support plan, and short-term supported placements for people with care needs. Ordinary assured shorthold tenancies with no support element do not qualify.

How much notice does a landlord need to give under Ground 4?

The minimum notice period for Ground 4 is two weeks from the date the tenant receives the notice. The landlord must also have given the tenant written notice, no later than the start of the tenancy, that Ground 4 might be used to recover possession. Without that written notice at the outset, Ground 4 cannot be relied on later.

Can a landlord use Ground 4 if they did not warn the tenant at the start of the tenancy?

No. Ground 4 requires the landlord to have given written notice before or at the start of the tenancy that the property is supported accommodation and that Ground 4 might be used. If that notice was never given, Ground 4 is not available, though the court can waive this requirement in limited circumstances where it considers it just and equitable to do so.

What evidence does a supported housing provider need for a Ground 4 possession claim?

Providers should keep the original written notice given at tenancy start, the tenancy agreement identifying the property as supported accommodation, the support plan or referral agreement, records showing the property is needed for a new supported placement, and correspondence with the tenant about their support arrangements. Courts expect clear evidence that the accommodation was genuinely provided as part of a supported housing function.

What is the difference between Ground 4 and Ground 4A?

Ground 4 applies to supported accommodation provided by charities, housing associations, and specialist providers to people who need care or support. Ground 4A applies to student accommodation let by educational institutions or their nominated providers, typically during vacation periods to non-students, where the property is needed back for students. Both are mandatory grounds but they apply to different types of provider and different tenant groups.

Can a tenant challenge a Ground 4 notice in court?

Yes. A tenant can challenge whether the written notice was properly given at the start of the tenancy, whether the property genuinely qualifies as supported accommodation, and whether the landlord's stated need for the property is genuine. If any of the statutory conditions are not proved, the court cannot grant possession under Ground 4, though the landlord may still be able to rely on another ground if one applies.

Section 8 Ground 4: Supported Accommodation

Section 8 Ground 4 lets a charity, housing association, or supported housing provider recover a property let as supported accommodation once it is needed for a new placement. This guide covers the legal wording under the Housing Act 1988, the conditions that must be met, notice periods, evidence, and the court process for a supported housing eviction. Generate a Form 3A notice below.

✓ Mandatory ground

Housing Act 1988, Sch. 2

Form 3A compliant

England only

Mandatory ground2 weeks' minimum noticeForm 3A required from May 2026Written notice required at tenancy start

Section 8 Notice Generator — Ground 4, Supported Accommodation

Form 3A format · Ground 4 pre-selectable · Notice period calculated automatically · England only

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What Is Section 8 Ground 4?

Ground 4 is one of the possession grounds set out in Schedule 2 of the Housing Act 1988. It applies to a dwelling-house held by a landlord for the purpose of providing supported accommodation, where the tenant occupied the property on that basis and the landlord now needs the property for a new supported placement or to continue its supported housing function.

In practice, Ground 4 is used by registered charities, housing associations, and specialist supported housing providers rather than ordinary private landlords. It covers accommodation linked to a care plan, a homelessness support pathway, or a supervised move-on placement, not standard assured shorthold tenancies.

📖 The legal wording, in summary

Schedule 2 to the Housing Act 1988 provides that possession may be recovered where the dwelling-house is held by the landlord for the purpose of providing accommodation with care, support, or supervision, the landlord gave written notice of this before the tenancy began, and the property is required for the landlord's supported housing purpose. See the full text of Schedule 2 at legislation.gov.uk ↗.

Is Ground 4 Mandatory or Discretionary?

Ground 4 is a mandatory possession ground. If the landlord proves the statutory conditions at the hearing, the court has no discretion to refuse a possession order. This puts it in the same category as Ground 1 (owner occupation) and Ground 8 (rent arrears), and separates it from discretionary grounds such as Ground 12 (breach of tenancy) or Ground 14 (nuisance), where the judge weighs up the circumstances before deciding.

Because Ground 4 is mandatory, the court's focus at the hearing is narrow: did the landlord give the required written notice at the start of the tenancy, does the property genuinely qualify as supported accommodation, and does the landlord need it back for a new placement or its ongoing supported housing function? If all three are proved, the order follows.

What Qualifies as Supported Accommodation Under Ground 4?

Supported accommodation for Ground 4 purposes is housing provided together with care, support, or supervision, as part of a defined support function run by the landlord. Common examples include:

Move-on accommodation linked to a homelessness support pathway

Short-term supported placements tied to a care assessment

Accommodation for people leaving hospital, prison, or care settings with a support plan

Refuge or crisis accommodation run by a registered charity

Semi-independent supported housing for young people leaving care

Placements referred through a local authority or NHS support pathway

An ordinary assured shorthold tenancy with a private landlord does not qualify, even if the tenant happens to receive support from another organisation. The support element must come from the landlord's own function and must be documented, typically through a referral agreement, support plan, or care assessment held alongside the tenancy.

Conditions That Must Be Satisfied Before Serving a Ground 4 Notice

A Ground 4 possession claim fails if any one of these conditions is missing. Providers should check each one before serving notice.

Written notice given at the start of the tenancy

The landlord must have told the tenant in writing, no later than the start of the tenancy, that the property is supported accommodation and that Ground 4 might be used to recover it. This is the single most common point of failure in Ground 4 claims.

The property is genuinely supported accommodation

The dwelling-house must be held by the landlord for the purpose of providing accommodation together with care, support, or supervision, as part of a defined supported housing function, not as an ordinary letting with incidental welfare contact.

The tenant's placement was linked to that support function

The tenant occupied the property because of their support needs, referral, or care plan, not through an open-market letting. A support plan, referral agreement, or care assessment usually evidences this.

The landlord requires the property for its supported housing purpose

At the point of serving notice and at the hearing, the landlord must genuinely need the property back, either for a new supported placement or to continue operating its supported housing function.

Ground 4 Notice Period Requirements

The minimum notice period for Ground 4 is two weeks from the date the tenant receives the notice. This is shorter than grounds such as Ground 1 or Ground 6, which require two months, reflecting that supported accommodation placements are often intended to be short-term or transitional from the outset.

The two-week possession notice is separate from the written notice the landlord must give at or before the start of the tenancy confirming that the property is supported accommodation and that Ground 4 might be used. Both must be in place: the early warning notice is a condition of using Ground 4 at all, and the two-week notice is the formal Form 3A possession notice served when the property is actually needed back.

📌 Two separate notices, not one

Providers sometimes assume the written notice at tenancy start and the Form 3A possession notice are the same document. They are not. Missing the first means Ground 4 cannot be used later, regardless of how much notice is given when possession is sought.

Evidence a Supported Housing Provider Should Prepare

Because Ground 4 is mandatory but conditional, the court checks each condition carefully. Gather this evidence before serving notice.

✓The original written notice given at or before the start of the tenancy

✓The tenancy agreement identifying the property as supported accommodation

✓The support plan, care assessment, or referral agreement

✓Records of the new placement or referral the property is needed for

✓Correspondence with the tenant or referring agency about their support

✓Records of any support reviews carried out during the tenancy

Ground 4 Court Process and Timeline

Confirm the written notice was given

Locate the written notice given to the tenant at or before the start of the tenancy confirming the property is supported accommodation and that Ground 4 might be used.

Gather supporting evidence

Collect the tenancy agreement, support plan or referral, and evidence of the new placement or ongoing supported housing need.

Complete Form 3A

Use the generator to complete Form 3A citing Ground 4, with the property address, tenant details, and the reason possession is required.

Serve the notice with at least 2 weeks' notice

Serve by hand, first-class post, or email if the tenancy agreement permits it. Record how and when the notice was served.

Apply to court if the tenant does not leave

File Form N5 and supporting evidence at the county court if the tenant remains after the notice expires. The court checks each Ground 4 condition at the hearing.

⏱ Typical timeline

Allow two weeks for the notice period, then, if the tenant does not leave, four to eight weeks for the court to list a hearing after a possession claim is filed. A Ground 4 notice remains valid for 12 months from the date of service, so proceedings must be issued within that window.

Common Mistakes That Undermine a Ground 4 Claim

These are the errors that most often cause a Ground 4 possession claim to fail in court.

No written notice given at the start of the tenancy

Ground 4 cannot be used if the tenant was never told, at or before the start of the tenancy, that the accommodation is supported housing and that Ground 4 might apply. Courts will not accept notice given after the fact.

Treating an ordinary letting as supported accommodation

If the property was let without a genuine care, support, or supervision arrangement, Ground 4 will fail even if the landlord is a charity or housing association. The support element must be real, documented, and connected to the tenant's occupation.

Using Form 3 instead of Form 3A

From 1 May 2026, every Section 8 notice in England, including those citing Ground 4, must be served on Form 3A. The old Form 3 is invalid and the court will reject a possession claim based on it.

No evidence of the ongoing supported housing need

The court expects proof that the property is genuinely required for a new supported placement or the provider's support function, not simply that the provider wants the tenant to leave. Weak or missing referral records undermine the claim.

Serving notice with less than two weeks before expiry

Ground 4 has a two-week minimum notice period. A notice with a shorter expiry date is defective and cannot support a possession claim.

Naming the wrong ground on the notice

Some providers cite Ground 4A (student accommodation) when Ground 4 (supported accommodation) is the correct ground, or vice versa. Citing the wrong ground means the statutory conditions the court checks will not match the facts of the case.

Tenant Defences to a Ground 4 Possession Claim

A tenant facing a Ground 4 possession claim has several potential lines of defence. Each one targets one of the conditions the landlord must prove:

No written notice was given at tenancy start. If the provider cannot produce this document, Ground 4 is not available.
The property was not genuinely supported accommodation. If there was no real care, support, or supervision element, the ground does not apply regardless of who the landlord is.
The stated need for the property is not genuine. If there is no new placement or ongoing support function requiring the property back, the claim can be challenged on that basis.
The wrong ground was cited. If the facts actually match Ground 4A (student accommodation) or a different ground entirely, a Ground 4 claim can fail on that mismatch alone.

Tenants in supported accommodation often have complex needs, and providers should consider whether a managed transition to alternative supported housing is available before issuing possession proceedings, even where Ground 4 is technically available.

Practical Examples

Example 1 — Move-on accommodation needed for a new referral

A homelessness charity let a self-contained flat to a tenant as part of a 12-month move-on placement, giving written notice at the start of the tenancy that Ground 4 might apply. The tenant's support plan has ended and the local authority has referred a new client who needs the placement. The charity serves a Form 3A notice citing Ground 4 with two weeks' notice. The claim succeeds because all three conditions are proved.

Example 2 — No written notice given at the start

A supported housing provider wants to recover a property but never gave the tenant written notice, at or before the start of the tenancy, that Ground 4 might be used. The provider serves a Form 3A notice citing Ground 4 anyway. At the hearing, the tenant's representative points out the missing notice. The court cannot grant possession under Ground 4, and the provider must consider whether another ground applies.

Example 3 — Support element disputed

A registered provider lets a property under a standard assured shorthold tenancy with no documented support plan, though the tenant separately receives care visits from an unrelated agency. The provider tries to use Ground 4. The tenant argues the accommodation was not provided as part of the landlord's own support function. Without a support plan or referral agreement connecting the tenancy to the landlord's support role, the claim is weak.

Example 4 — Full documentation in place

A specialist supported housing provider kept the original tenancy start notice, the referral agreement from the local authority, and clear records of the new client waiting for the placement. The Form 3A notice cites Ground 4 with the correct two-week period. All documentation is produced at the hearing and the court grants possession without difficulty.

Ground 4 Compared With Grounds 3, 4A, 6, and 9

Ground 4 sits alongside several other grounds that cover specific types of provider or property. The table below shows how they differ.

Ground	Type	Who it applies to	Trigger	Notice
Ground 4	Mandatory	Charities, housing associations, supported housing providers	Property needed for a new supported placement or the provider's supported housing function	2 weeks
Ground 4A	Mandatory	Educational institutions and nominated student accommodation providers	Property let to non-students during vacation, needed back for students	2 weeks
Ground 6	Mandatory	Any private landlord	Landlord intends to demolish or substantially redevelop the property	2 months
Ground 3	Mandatory (not covered on this site)	Landlords letting former holiday accommodation	Short fixed-term letting of a property normally used for holiday lets	2 weeks
Ground 9	Discretionary (not covered on this site)	Any private landlord	Suitable alternative accommodation is available for the tenant	2 months

Ground 3 and Ground 9 are shown for comparison only and are not yet covered by a dedicated OfficeDraft guide. See our Ground 4A guide or our Ground 6 guide for the grounds covered on this site.

About This Guide

🔄

Updated June 2026

This guide reflects the Renters' Rights Act 2025 as implemented from 1 May 2026, including the Form 3A requirement and the abolition of Section 21 across England.

🇬🇧

England only

Section 8 of the Housing Act 1988 applies to assured tenancies in England. Wales, Scotland, and Northern Ireland operate under separate legislation with different forms and grounds.

⚠️

Not legal advice

This guide provides general legal information for supported housing providers. It is not a substitute for independent legal advice, particularly for tenants with complex support needs.

Legal methodology

This guide was written by reviewing Schedule 2 of the Housing Act 1988, the notice period rules in section 8 of that Act, and GOV.UK guidance on evicting tenants. Where the Renters' Rights Act 2025 changes a rule, such as the Form 3A requirement and the abolition of Section 21, that change is stated directly. The comparison table and worked examples are drawn from the statutory conditions in Schedule 2 rather than from case-specific legal advice, and providers should not rely on them as a substitute for advice on their own facts.

OfficeDraft Legal Team

Our team tracks UK housing legislation and updates every Section 8 ground guide when the law or the prescribed forms change. This guide was last reviewed in June 2026.

About OfficeDraft →

External references: Housing Act 1988 Schedule 2 — legislation.gov.uk · Housing Act 1988 Section 8 — legislation.gov.uk · Renters' Rights Act 2025 — legislation.gov.uk · GOV.UK — Evicting tenants · Find a housing solicitor — Law Society

Last updated: June 2026 · Editorial review: June 2026 · Author: OfficeDraft Legal Team

Frequently Asked Questions — Section 8 Ground 4

What is Section 8 Ground 4?▾

Ground 4 is a possession ground under Schedule 2 of the Housing Act 1988. It applies where a landlord, typically a charity, housing association, or specialist supported housing provider, holds a property for the purpose of providing supported accommodation and needs it back for a new supported placement or to continue its supported housing function.

Is Ground 4 mandatory or discretionary?▾

Ground 4 is mandatory. If the landlord proves the required conditions, including the written notice given at the start of the tenancy, the court must grant possession. There is no judicial discretion to refuse the order once the ground is made out, unlike discretionary grounds such as Ground 12 or Ground 14.

What counts as supported accommodation under Ground 4?▾

Supported accommodation means housing provided together with care, support, or supervision as part of a defined support function, usually run by a charity, housing association, or specialist provider. Examples include move-on accommodation linked to a homelessness support plan or short-term placements tied to a care assessment. A standard assured shorthold tenancy with no support element does not qualify.

How much notice must be given under Ground 4?▾

The minimum notice period is two weeks from the date the tenant receives the notice. The landlord must also have given the tenant written notice at or before the start of the tenancy that Ground 4 might be used, separately from the possession notice itself.

What happens if the written notice at the start of the tenancy was never given?▾

Without that written notice, Ground 4 is generally not available. The court has limited power to waive the requirement where it considers it just and equitable, but providers should not rely on this. Keeping a signed copy of the original notice is the safest approach.

What evidence should a supported housing provider prepare?▾

Providers should keep the original written notice given at tenancy start, the tenancy agreement, the support plan or referral documents, records of the new placement or continuing need for the property, and any correspondence with the tenant or referring agency about their support arrangements.

How is Ground 4 different from Ground 4A?▾

Ground 4 covers supported accommodation provided to people with care or support needs. Ground 4A covers student accommodation let by educational institutions or nominated providers, usually during vacation periods, where the property is needed back for students. Both are mandatory grounds serving different sectors.

Can a tenant defend a Ground 4 possession claim?▾

Yes. A tenant can dispute whether the written notice was given at the start of the tenancy, whether the property is genuinely supported accommodation, or whether the landlord's need for the property is real. If any condition is not proved, the court cannot grant possession under Ground 4.

Related Section 8 Guides & Tools

→Section 8 Notice Generator — Main Tool →Form 3A Generator — England →Section 8 Ground 4A — Student HMO →Section 8 Ground 5 — Minister of Religion →Section 8 Ground 6 — Redevelopment →Section 8 Ground 7 — Tenant Death →Section 8 Ground 2 — Mortgagee Repossession →Section 8 Ground 1A — Landlord Selling Property →Section 8 Ground 8A — Repeated Rent Arrears →Section 8 Multiple Grounds Generator →Section 8 vs Section 21 — Difference (2026)→Section 8 Notice — Rent Arrears

⚠ Legal disclaimer

OfficeDraft's Section 8 notice generator assists supported housing providers, housing associations, and charities in preparing possession notices in the correct Form 3A format. This guide and the generator provide general legal information only and do not constitute independent legal advice. Ground 4 cases often involve tenants with complex support needs. If you are uncertain whether the written notice requirement was satisfied, whether the accommodation qualifies as supported housing, or whether the matter is likely to be defended, seek independent advice from a qualified housing solicitor before serving any notice. A directory of solicitors is available at solicitors.lawsociety.org.uk.

Last updated: June 2026 · Author: OfficeDraft Legal Team · About OfficeDraft

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