Does the landlord have to pay compensation to the tenant under Ground 6?

Yes. Under Section 11 of the Housing Act 1988, a landlord who obtains possession under Ground 6 must pay the tenant a sum equal to the tenant's reasonable removal expenses. This is a mandatory obligation — not discretionary. The landlord and tenant can agree the amount; if they cannot, the court can determine it. The obligation arises because the tenant is not at fault — they are being displaced to enable the landlord's building programme.

Does a landlord need to have given prior notice to use Ground 6?

No — unlike Ground 1 and Ground 2, Ground 6 does not require the landlord to have given the tenant a prior written notice at the start of the tenancy warning that Ground 6 might be used. Ground 6 is available regardless of whether such a notice was served. This makes it one of the more accessible mandatory grounds for landlords who did not anticipate needing to carry out redevelopment when the tenancy began.

What evidence should a landlord prepare for a Ground 6 claim?

For a Ground 6 possession claim, the landlord should prepare: architect's plans or structural engineer's report confirming the nature and extent of the works; planning permission or permitted development confirmation where applicable; a written statement of the landlord's genuine intention to carry out the works; contractor quotes or building contracts; confirmation of funding; proof that the works cannot reasonably be done with the tenant in occupation (for example, the Health and Safety file or a structural report); the tenancy agreement; a correctly completed Form 3A Section 8 notice; and a certificate of service.

✦ Mandatory Possession Ground — Schedule 2 Housing Act 1988

Section 8 Ground 6 Redevelopment — Complete Landlord Possession Guide

Section 8 Ground 6 redevelopment is the mandatory possession ground that allows landlords to recover an assured tenancy property where they genuinely intend to demolish, reconstruct, or carry out substantial works that cannot be done with the tenant in occupation. Under Schedule 2 to the Housing Act 1988, when Ground 6 is established, the court mustgrant a possession order — there is no judicial discretion to refuse. Uniquely among mandatory grounds, Ground 6 does not require a prior written notice at the tenancy start, but it does carry a mandatory obligation to pay the tenant's reasonable removal expenses. This guide covers every aspect of Ground 6 possession: legal conditions, qualifying works, evidence, the removal expenses obligation, common mistakes, and how to generate a compliant Form 3A Section 8 notice in minutes. England only.

✓ Updated June 2026

Housing Act 1988 Schedule 2

Renters' Rights Act 2025

Form 3A required

Mandatory ground

No prior notice needed

Editorial review: June 2026

✓ Mandatory — court must grant possession✓ 2-month notice period✓ No prior written notice required✓ Removal expenses obligation✓ Form 3A only (Form 3 invalid from May 2026)

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Section 8 Notice Generator — Ground 6 Redevelopment

Form 3A format · 2-month notice period auto-calculated · All Schedule 2 grounds · England only

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What Is Section 8 Ground 6? The Redevelopment Possession Ground Explained

Section 8 Ground 6 is a mandatory possession ground set out in Part 1 of Schedule 2 to the Housing Act 1988. It applies where a landlord lets a property on an assured tenancy and subsequently requires possession in order to demolish the property, reconstruct it, or carry out substantial works to it — and those works cannot reasonably be carried out with the tenant remaining in occupation.

Ground 6 is one of the most significant tools available to landlords with genuine redevelopment intentions. Its defining features set it apart from other Schedule 2 grounds: it is mandatory (the court must grant possession if conditions are met), it requires no prior written notice at the tenancy start, and it carries a mandatory removal expenses obligationin favour of the tenant — recognising that the tenant is blameless and is being displaced for the landlord's purposes.

Ground 6 — Quick Reference

Ground type

Mandatory

Notice period

2 months

Prior notice

Not required

Removal expenses

Yes — mandatory

Form

Form 3A

🏗️

What it does

Gives the landlord mandatory possession so that demolition, reconstruction or substantial structural works can be carried out.

⭐

What makes it unusual

No prior written notice at tenancy start is required — making it more accessible than Ground 1 or Ground 2 for landlords whose redevelopment plans emerged after the tenancy began.

💰

What it costs the landlord

The tenant's reasonable removal expenses must be paid by the landlord. This is a statutory obligation under Section 11 of the Housing Act 1988 — it cannot be excluded.

📖 Statutory basis

Ground 6 is set out in Schedule 2 Part 1 to the Housing Act 1988 — legislation.gov.uk ↗. The mandatory removal expenses obligation is in Section 11 of the Housing Act 1988 — legislation.gov.uk ↗. The ground was not substantively amended by the Renters' Rights Act 2025, though Form 3A is now mandatory for all Section 8 notices from 1 May 2026.

The Five Conditions for Ground 6 Possession — What the Law Requires

All five conditions must be satisfied for a Ground 6 claim to succeed. A deficiency in any one of them means the court cannot make a mandatory possession order.

🏗️

Genuine intention to demolish, reconstruct or carry out substantial works

Critical

The landlord must have a genuine, fixed intention to demolish the whole or a substantial part of the property, to reconstruct it, or to carry out substantial works. A vague plan or speculative intention is not enough. Courts look for concrete evidence of intention — planning permission sought or granted, architect's drawings, contractor quotes, or a building contract already signed.

⚠️

The works cannot reasonably be carried out with the tenant in occupation

Critical

The nature of the works must be such that they cannot reasonably be carried out without the tenant giving up possession of the whole property. The landlord must show this is objectively the case — not merely inconvenient. Courts will examine whether the works could be phased, whether the tenant could be accommodated in part of the property, or whether a temporary licence to occupy a reduced area would be practicable.

📋

The tenancy is an assured tenancy under the Housing Act 1988

Medium

Ground 6 only applies to assured tenancies. Under the Renters' Rights Act 2025, all existing periodic shorthold tenancies became assured periodic tenancies from 1 May 2026. Confirm the tenancy type before proceeding.

📅

Form 3A served with the correct two-month notice period

High

A Section 8 notice on Form 3A must be served giving the tenant a minimum of two months' notice. The notice must state the ground being relied on and give sufficient particulars of the intended works. The notice is valid for 12 months from service — proceedings must be issued within that window.

💰

Landlord must pay reasonable removal expenses

High

Unlike most possession grounds, Ground 6 comes with a mandatory obligation to pay the tenant's reasonable removal expenses under Section 11 of the Housing Act 1988. This is a statutory right belonging to the tenant — it cannot be contracted out of and arises automatically on the making of a possession order on Ground 6.

⚠ The genuineness requirement — courts look hard at this

The most frequently contested element of Ground 6 is whether the landlord genuinely intends to carry out the works. Courts treat Ground 6 with some caution because it has historically been used by landlords seeking to avoid security of tenure without genuine redevelopment plans. The more concrete and advanced the evidence of intention — planning permission granted, building contracts signed, finance confirmed — the stronger the claim. A landlord who obtains possession on Ground 6 and then fails to carry out the works may face a civil claim from the former tenant.

What Works Qualify as Redevelopment, Demolition or Reconstruction Under Ground 6?

The threshold for Ground 6 is high. The ground applies to structural, major works — not routine repairs, refurbishment, or improvements that can be done around an occupying tenant. The table below shows what typically qualifies and what does not.

Qualifies under Ground 6

✓Full demolition of the property and rebuilding from foundations
✓Removal and reconstruction of structural walls requiring the property to be uninhabitable
✓Major structural conversion (e.g. a house into flats) requiring full vacant possession
✓Complete rewiring and replumbing combined with structural alterations making occupation dangerous or impractical
✓Major extension requiring demolition of a substantial part of the existing building
✓Loft conversion involving significant structural works to the roof and upper floors making the property unlivable during works

Likely NOT to qualify under Ground 6

✗Routine repairs and maintenance (painting, plastering, replacing fixtures)
✗Upgrading a kitchen or bathroom while the tenant remains in occupation
✗Installing double glazing throughout
✗Replacing a boiler or heating system
✗Garden landscaping or external works not affecting the structure
✗EPC improvement works that can be done room by room around an occupying tenant

📌 The “substantial part” test

Ground 6 extends to works carried out on a substantial part of the property — not necessarily the whole. Where a landlord is demolishing or reconstructing a significant wing, floor, or structural element of a larger building, this can qualify even if part of the property could theoretically remain habitable. The key question is always whether the works make it impossible or unreasonable for the tenant to remain in occupation of the whole property — not just the part being worked on.

📌 The “cannot reasonably be done” test — three alternative limbs

Even if the works qualify as substantial, the landlord must also show that they cannot reasonably be carried out without the tenant vacating. Under the Housing Act, this is satisfied if any one of three alternative conditions applies:

→ Limb (a): The tenant is not willing to agree to a tenancy of a reduced part of the property while the works are done
→ Limb (b): The nature of the works is such that a tenancy of a reduced part is not practicable
→ Limb (c): The tenant is not willing to agree to a tenancy that includes a right for the landlord to interrupt occupation to carry out the works

In practice, most successful Ground 6 claims rely on Limb (b) — the works are so extensive that no practicable part-occupation arrangement exists. Always include structural or health and safety evidence to support this limb.

Removal Expenses — The Landlord's Mandatory Obligation Under Ground 6

Unlike any other Section 8 ground, Ground 6 imposes a mandatory financial obligation on the landlord. Under Section 11 of the Housing Act 1988, a landlord who obtains possession on Ground 6 must pay the tenant a sum equivalent to the tenant's reasonable removal expenses.

What counts as reasonable removal expenses

→Professional removal company costs
→Storage costs for furniture and belongings during the move
→Reconnection costs for utilities at the new property
→Reasonable costs of redirecting mail and updating addresses
→Where the tenant is a business tenant — costs of business relocation (different provisions)

What does NOT count as removal expenses

✗The cost of finding a new property or solicitors' fees for a new tenancy
✗Higher rent at the new property
✗Loss of earnings during the move
✗Distress or inconvenience (though this may be relevant to a separate claim)
✗The costs of legal advice for the possession proceedings themselves

⚠ Practical advice for landlords — agree expenses early

The removal expenses obligation arises automatically on the making of a possession order on Ground 6. It cannot be waived or excluded by the tenancy agreement. The most efficient approach is to raise the issue with the tenant during the notice period and agree a figure in writing before the court hearing. This avoids a separate court application to determine the amount. Most Ground 6 cases where removal expenses are agreed in advance resolve more quickly and with less cost to both parties.

Ground 6 vs Ground 1B vs Ground 2 — How the Mandatory Development Grounds Compare

Landlords with redevelopment intentions often need to choose between Ground 6, Ground 1B, and in some cases Ground 2. Understanding the differences prevents relying on the wrong ground.

Aspect	Ground 6	Ground 1B	Ground 2
Mandatory or discretionary	Mandatory — court must grant possession	Mandatory — court must grant possession	Mandatory — court must grant possession
Notice period	2 months	2 months	2 months
Prior notice at tenancy start required	No — no prior notice needed	No — no prior notice needed	Yes (or court dispensation)
Who uses it	Landlord intending major structural works / demolition / reconstruction	Landlord intending significant renovation requiring vacant possession, with re-let or sale intention	Mortgagee (lender) exercising possession / power of sale under prior mortgage
Works threshold	Demolition, reconstruction, or substantial works — high threshold	Significant renovation requiring vacant possession — lower threshold than Ground 6	No works required — mortgage default triggers the ground
Compensation payable to tenant	Yes — mandatory reasonable removal expenses (s.11 Housing Act 1988)	Not explicitly required — courts may consider this	No statutory compensation obligation
Landlord re-occupation required	No	No — re-let or sale intended after works	No
Evidence required	Plans, planning permission, contracts, structural reports, evidence works require vacant possession	Plans, intention to re-let or sell, evidence vacant possession required	Mortgage deed, evidence of default, mortgagee exercising possession right

Source: Housing Act 1988 Schedule 2 as amended by the Renters' Rights Act 2025. View Housing Act 1988 Schedule 2 ↗

📌 Which ground to use — a practical guide

→Use Ground 6 where the works are substantial or structural — demolition, full reconstruction, major structural conversion — and could not have been anticipated at the tenancy start. The mandatory removal expenses cost is the price.
→Use Ground 1B where you are carrying out significant renovation and intend to re-let or sell afterwards. The works threshold may be lower than Ground 6 but you must show an intention to re-let or sell.
→Use Ground 2 only where your lender is exercising its mortgage possession rights — it has nothing to do with works and should not be cited in a redevelopment context.

Ground 6 Evidence Checklist — What to Prepare Before Serving Form 3A

Ground 6 is mandatory but the court must be satisfied that all conditions are met. Prepare this evidence package before you serve Form 3A — courts scrutinise Ground 6 more carefully than many other grounds because of its history of misuse.

Architect's plans or structural engineer's report

The primary evidence of the nature, extent, and structural impact of the intended works. Without professional plans or a structural report, courts will be reluctant to accept that works are sufficiently "substantial" to qualify under Ground 6.

☐

Planning permission or permitted development confirmation

If the works require planning permission, proof that it has been applied for or granted demonstrates genuine and advanced intention. Where works fall under permitted development, a confirmation from the local planning authority or a permitted development certificate strengthens the case.

☐

Building contract or contractor quotes

A signed building contract or detailed contractor quotes demonstrate that the landlord's intention is concrete rather than speculative. Courts are more likely to accept Ground 6 where work is clearly imminent.

☐

Evidence that works cannot be done with the tenant in occupation

This is the most contested element. A structural engineer's or health and safety expert's statement confirming that the works create risks or impracticalities that make occupation unsafe or impossible is key evidence.

☐

Evidence of funding

Bank statements, mortgage offer, or confirmation of development finance showing the landlord has the resources to carry out the works. Absence of funding evidence suggests the intention may not be genuine.

☐

Tenancy agreement

Confirms the tenancy type, all tenant names (exactly as they must appear on Form 3A), the property address, and the tenancy start date.

☐

Form 3A Section 8 notice (copy)

A copy of the notice as served, confirming the ground cited, the particulars of the intended works, and the service date.

☐

Certificate of service

Records when, how, and by whom Form 3A was served. Required when filing Form N5 possession claim at the county court.

☐

Written statement of landlord's intention

A signed, dated written statement from the landlord setting out the works they intend to carry out, the timeline, and why vacant possession is required.

☐

✓ File all documents together with Form N5

When you file Form N5 (possession claim) at the county court, attach copies of all the above documents. The court will need to be satisfied at the hearing that the Ground 6 conditions are met. A well-organised evidence bundle significantly reduces the risk of an adjournment for further evidence, which adds weeks to the process.

How to Complete Form 3A for Ground 6 — Field by Field

From 1 May 2026, all Section 8 notices in England must use Form 3A. Here is how to complete the key fields for a Ground 6 redevelopment notice.

👤

Landlord name

High risk field

The landlord's full legal name. For a limited company, use the registered company name exactly as at Companies House. The landlord named on Form 3A must be the same party who will be named as claimant in the court proceedings.

👥

Tenant names

High risk field

Every tenant on the tenancy agreement must be named exactly as written — including middle names if used. Check the signed tenancy agreement, not the application form, which may differ.

🏠

Property address

Medium risk field

The full address including postcode, exactly as on the tenancy agreement. If the tenancy agreement spells out the address in a specific format, match it exactly.

⚖️

Ground for possession

High risk field

Select Ground 6. If the landlord also has other grounds available (for example, rent arrears alongside a redevelopment intention), those can be cited on the same Form 3A. The notice period is the longer of all grounds cited — two months for Ground 6.

📝

Particulars of Ground 6

High risk field

State precisely: (1) the nature of the works the landlord intends to carry out (demolition, reconstruction, or specify substantial works); (2) that the works cannot reasonably be carried out without the tenant vacating; and (3) which of the three statutory limbs applies (tenant unwilling to occupy reduced part; reduced part tenancy not practicable; or tenant unwilling to accept a right to interrupt occupation). Be specific — vague particulars give the tenant grounds to challenge.

📅

Date of service

Medium risk field

Enter the date the tenant will receive the notice. For first-class post: add two working days to the posting date. For hand delivery: service is immediate. The two-month notice expiry date is calculated automatically from the service date you enter.

→ Section 8 Notice Generator → Form 3A Complete Guide → Certificate of Service Template

Ground 6 Possession Timeline — From Redevelopment Decision to Possession Order

A realistic end-to-end timeline for a Ground 6 redevelopment possession case in England, assuming no significant tenant challenge and proactive evidence preparation.

Decision to redevelop

Before notice

The landlord decides to carry out demolition, reconstruction or substantial works. Professional advice is sought, architect's plans are drawn up, and planning permission is applied for or obtained. Building finance is confirmed. The landlord should document this decision and the steps taken.

Prepare evidence package

Before notice

Assemble the full evidence package before serving the notice: architect's plans, planning permission or permitted development confirmation, contractor quotes or signed building contract, structural or health and safety report confirming occupation is impractical during works, and evidence of funding.

Generate Form 3A — Ground 6

Day 0

Use OfficeDraft to generate a Section 8 notice on Form 3A citing Ground 6. Enter the landlord's full legal name, all tenant names exactly as on the tenancy agreement, the property address, and the service date. Include detailed particulars of the intended works in the grounds section. The two-month notice period and expiry date are calculated automatically.

Serve Form 3A on the tenant

Day 0

Serve by hand delivery to the property (immediate service) or first-class post (add two working days for deemed service). Complete a certificate of service immediately after service. Send a covering letter explaining the works and the removal expenses entitlement.

Two-month notice period runs

Days 1–60+

The tenant has at least two months before a court application can be made. During this period, discuss removal expenses with the tenant, keep them updated on the works programme, and maintain all correspondence in writing.

Agree removal expenses with tenant

During notice period

Proactively discuss and agree the tenant's reasonable removal expenses during the notice period. Agreeing early avoids a separate court application to determine the amount. Reasonable removal expenses typically cover a removal company, storage costs, and the cost of setting up utilities at the new property.

Tenant vacates or remains

Day 60+

If the tenant vacates voluntarily by the expiry date, proceed with the check-out, pay the agreed removal expenses, and begin the works programme. If the tenant remains, file Form N5 (possession claim) at the county court with the full evidence package.

Court hearing — mandatory possession order

Weeks to months after filing

If the conditions of Ground 6 are satisfied (genuine intention, works are substantial, vacant possession is necessary), the court must grant a mandatory possession order. The court will also determine the removal expenses if not already agreed.

Carry out the works

After possession order

Begin the works immediately after possession is obtained. Document the commencement and progress of the works. Failure to carry out the stated works after obtaining possession may give rise to a civil claim by the former tenant.

⚠ 12-month notice validity — diary this date

A Section 8 notice is valid for 12 months from the date of service. If court proceedings are not issued within 12 months, the notice expires and a fresh Form 3A notice must be served. In Ground 6 cases where planning permission or building contracts may take time to finalise, diary the 12-month expiry immediately after service.

Tenant Rights in Ground 6 Possession — What Tenants Can and Cannot Challenge

Ground 6 is mandatory, but tenants are not without recourse. Understanding what can be challenged — and what cannot — helps both parties approach the process realistically.

What a tenant CAN do

→Challenge whether the landlord genuinely intends to carry out the works
→Argue the works are not sufficiently substantial to qualify under Ground 6
→Argue the works could be carried out without vacant possession (phased works, reduced-area tenancy)
→Contest the adequacy of the removal expenses offered
→Apply to the court to determine the removal expenses amount if not agreed
→Seek advice from Citizens Advice, Shelter, or a housing solicitor
→Apply to the local authority as homeless if a possession order is made

What a tenant CANNOT do

✗Ask the court to refuse possession on grounds of reasonableness or personal circumstances (Ground 6 is mandatory)
✗Rely on the length of the tenancy, a young family, or financial hardship to prevent a possession order
✗Challenge possession simply because the works are inconvenient for the landlord to do around them
✗Remain in the property after a valid possession order and warrant without risking contempt of court
✗Prevent the landlord from developing the property if Ground 6 conditions are genuinely met

📌 Tenant resources

Tenants served with a Ground 6 notice should seek advice urgently from Citizens Advice ↗, Shelter England ↗, or a qualified housing solicitor ↗. The removal expenses entitlement is a statutory right — tenants should always assert it and obtain professional advice on the appropriate amount.

Practical Examples — Ground 6 Redevelopment Possession in Action

Example 1 — Full conversion of a house into flats

A landlord owns a large Victorian terraced house in Leeds currently let as a single dwelling on an assured periodic tenancy. They have obtained planning permission to convert it into four self-contained flats. The works involve removing internal walls, installing new floor joists, creating separate utility connections for each flat, and substantially altering the staircase. A structural engineer's report confirms the property cannot safely be occupied during the conversion. The landlord serves Form 3A citing Ground 6, giving two months' notice. They agree removal expenses with the tenant in writing during the notice period. After expiry, the tenant vacates voluntarily. Works begin immediately. Ground 6 succeeds.

Example 2 — Works that fall short of the threshold

A landlord in Bristol wants to refurbish a two-bedroom flat to a higher standard — new kitchen, new bathroom, redecoration throughout, and replacement of all windows. They serve a Section 8 notice citing Ground 6. At the court hearing, the tenant's solicitor argues that none of these works are structural and could be carried out room by room with the tenant in occupation. The court agrees. Ground 6 fails — the works do not constitute demolition, reconstruction, or substantial structural works. The landlord faces an adverse costs order. The correct approach would have been to negotiate a surrender or wait to use Ground 1B if re-letting was intended after the works.

Example 3 — Developer purchasing a let property

A property developer acquires a residential property in Sheffield that is subject to an existing assured tenancy. The developer intends to demolish the property and redevelop the site into a block of six apartments. Planning permission is already in place. The developer's solicitors serve Form 3A on the tenant citing Ground 6, giving two months' notice and enclosing full details of the works in the particulars. During the notice period, the developer's solicitors agree removal expenses of £1,200 with the tenant, confirmed in writing. The tenant vacates by the expiry date. Ground 6 succeeds and demolition begins. Note: the developer must have become the landlord under the assured tenancy — Ground 6 is only available to the tenant's landlord.

Example 4 — Ground 6 challenged successfully by tenant

A landlord serves a Ground 6 notice claiming they intend to carry out substantial reconstruction. At the court hearing, the tenant's solicitor produces evidence that the landlord has no building contract, no confirmed finance, and no planning application. The planning authority confirms no application has been made. The court finds that the landlord has not demonstrated a genuine, settled intention to carry out the stated works. Ground 6 fails. The landlord must pay the tenant's legal costs. The lesson: Ground 6 must be backed by concrete evidence of intention before the notice is served.

8 Mistakes Landlords Make When Using Ground 6

Ground 6 is powerful when the evidence is right — but these errors appear repeatedly in contested cases and can invalidate the notice, derail the claim, and expose the landlord to costs.

Insufficient evidence of genuine intention

Courts will dismiss a Ground 6 claim where the landlord's intention is vague or speculative. A landlord who says they "plan to redevelop at some point" without planning permission, plans, or a building contract is unlikely to succeed. Prepare the evidence package before serving notice.

Using Ground 6 for minor or routine works

Ground 6 requires demolition, reconstruction or substantial works. Courts have consistently rejected Ground 6 claims based on cosmetic refurbishment, routine maintenance, or works that could clearly be carried out around an occupying tenant. If the works do not require structural intervention, Ground 6 is the wrong ground.

Failing to show that vacant possession is genuinely necessary

Even where the works are substantial, Ground 6 requires the landlord to show that they cannot reasonably be carried out with the tenant in place. Courts scrutinise this. If the works could be phased or if the tenant could occupy a part of the property while works proceed elsewhere, Ground 6 may fail on this element.

Serving on Form 3 after May 2026

The old Form 3 has been invalid since 1 May 2026. A Ground 6 notice served on Form 3 is automatically defective and the court will dismiss any possession claim based on it. Always use Form 3A.

Wrong notice period

Ground 6 requires a minimum of two months' notice. Using a four-week notice period (correct for arrears grounds) on a Ground 6 notice is a defect requiring re-service and adds months of delay.

Not carrying out the works after obtaining possession

A landlord who obtains possession on Ground 6 and then fails to carry out the stated works may face a civil claim from the former tenant. The court takes a dim view of Ground 6 being used to achieve vacant possession without a genuine intention to develop.

Failing to pay removal expenses

The obligation to pay the tenant's reasonable removal expenses under s.11 of the Housing Act 1988 is mandatory and arises automatically on a Ground 6 possession order. Failing to pay is a civil liability — the tenant can recover the sum in the county court.

Misspelled tenant names or incorrect property address on Form 3A

Every tenant on the tenancy agreement must be named exactly as written. A misspelled name or missing co-tenant can invalidate the notice and require re-service, wasting months. Check the tenancy agreement, not the application form.

After the Ground 6 Notice Expires — Court Proceedings and Next Steps

Once the two-month period expires, the tenant either vacates voluntarily or remains. If they remain, the landlord must apply to the county court.

✓ Tenant vacates voluntarily

→Attend check-out and produce a condition report
→Pay the agreed removal expenses promptly
→Process any deposit deductions through the TDS scheme
→Begin the works programme immediately — documenting commencement
→Notify the local authority if relevant for planning/building regulations purposes

✗ Tenant remains — court action required

→File Form N5 (possession claim) at the county court with full evidence bundle
→Court determines removal expenses if not agreed
→Attend the hearing — if Ground 6 conditions proved, a mandatory order must be made
→Apply for bailiff warrant (Form N325) if the tenant does not comply
→Do not change locks or take any physical possession steps without a court order

→ Possession Claim Guide (Form N5)→ Section 8 Ground 1B — Redevelopment → GOV.UK Evicting Tenants Guide ↗

About This Guide

🔄

Updated June 2026

This guide reflects the Housing Act 1988 Schedule 2 as it stands following the Renters' Rights Act 2025. The mandatory Form 3A requirement came into force on 1 May 2026. Ground 6 itself was not substantively amended by the 2025 Act.

🇬🇧

England only

Ground 6 under Schedule 2 to the Housing Act 1988 applies to assured tenancies in England. Wales, Scotland, and Northern Ireland have separate possession frameworks with different redevelopment rules.

⚠️

Not legal advice

This guide provides general legal information only. Ground 6 cases — particularly where the evidence of genuine intention is contested — require independent advice from a qualified housing solicitor before any notice is served.

External references: Housing Act 1988 Schedule 2 — legislation.gov.uk · Housing Act 1988 s.11 (removal expenses) — legislation.gov.uk · Renters' Rights Act 2025 — legislation.gov.uk · GOV.UK — Evicting tenants guide · Shelter England — tenant advice · Find a housing solicitor — Law Society

OfficeDraft Property Documentation Team

Our team monitors UK housing legislation and possession procedure, updating all notice generators and guides to reflect current law. This guide was last reviewed in June 2026 following the implementation of the Renters' Rights Act 2025 and the mandatory Form 3A requirement.

Published: June 2026 · Editorial review: June 2026 · Next review: December 2026

About OfficeDraft →

Frequently Asked Questions — Section 8 Ground 6 Redevelopment

What is Section 8 Ground 6 redevelopment?▾

Ground 6 of Schedule 2 to the Housing Act 1988 is a mandatory possession ground that allows a landlord to recover possession of a property let on an assured tenancy where they genuinely intend to demolish, reconstruct or carry out substantial works to the property that cannot reasonably be carried out without the tenant vacating. If the conditions are proved to the court, it must grant a possession order. The landlord must also pay the tenant's reasonable removal expenses.

What works qualify under Ground 6?▾

Ground 6 applies to demolition, reconstruction of the property or a substantial part of it, or substantial works to the property or a substantial part of it. The works must be of such a nature that they cannot reasonably be carried out with the tenant in occupation. Courts have held that routine repairs, decorating, or modest improvements do not qualify. The threshold is structural — the works must require the property to be unoccupied to be safely or practically carried out.

Is Ground 6 mandatory or discretionary?▾

Ground 6 is a mandatory ground under Part 1 of Schedule 2 to the Housing Act 1988. If the court is satisfied the conditions are met, it must grant a possession order. There is no discretion to refuse on grounds of reasonableness or the tenant's personal circumstances.

What is the notice period for Ground 6?▾

The minimum notice period for a Section 8 Ground 6 notice is two months. From 1 May 2026, the notice must be served on Form 3A. The two-month period runs from the date the tenant receives the notice.

Does the landlord have to pay compensation under Ground 6?▾

Yes. Under Section 11 of the Housing Act 1988, a landlord who obtains possession on Ground 6 must pay the tenant reasonable removal expenses. This is mandatory. The landlord and tenant can agree the amount; if not agreed, the court determines it. Reasonable removal expenses cover moving costs, storage, and reasonable costs of re-establishing the tenant in a new property.

Does the landlord need to have given prior written notice to use Ground 6?▾

No — unlike Ground 1 and Ground 2, Ground 6 does not require the landlord to have given the tenant a prior written notice at the start of the tenancy. Ground 6 is available regardless of whether such a notice was served, which makes it more accessible for landlords who did not anticipate needing to redevelop when the tenancy began.

Can a tenant challenge Ground 6 possession?▾

Yes. A tenant can challenge whether the landlord genuinely intends to carry out the works, whether the works are sufficiently substantial to qualify under the ground, or whether vacant possession is truly necessary. Courts scrutinise the genuineness of the landlord's intention. Tenants should seek independent legal advice urgently when served with a Ground 6 notice.

How does Ground 6 differ from Ground 1B?▾

Ground 1B (introduced by the Renters' Rights Act 2025) applies where a landlord intends significant renovation requiring vacant possession and intends to re-let or sell afterwards. Ground 6 is the established ground for major structural works — demolition, reconstruction, or substantial works — without requiring a re-letting or sale intention. Both are mandatory with two months' notice, but Ground 6 has a higher works threshold and carries a mandatory removal expenses obligation. Ground 1B has a broader scope for modern renovation scenarios.

What form must be used for a Ground 6 notice in 2026?▾

From 1 May 2026, all Section 8 notices in England — including Ground 6 notices — must be served on Form 3A. The old Form 3 is no longer valid. A notice served on Form 3 will be automatically defective and struck out by the court.

Related Section 8 Guides & Tools

→Section 8 Notice Generator — All Grounds →Section 8 Ground 1B — Redevelopment (new 2026)→Section 8 Ground 2 — Mortgage Repossession →Section 8 Ground 1A — Landlord Selling Property →Section 8 Notice for Moving Back In (Ground 1)→Section 8 Notice for Rent Arrears (Ground 8, 8A, 10)→Section 8 Ground 8A — Repeated Rent Arrears (new 2026)→Section 8 Multiple Grounds Generator →Section 8 Notice for Buy-to-Let Landlords →Section 8 Notice for Portfolio Landlords →Form 3A Complete Guide →Possession Claim Guide (Form N5)→Certificate of Service Template →Landlord Database Registration & Section 8

⚠ Legal disclaimer

OfficeDraft's Section 8 notice generator assists landlords and their agents 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 6 possession claims require a high standard of evidence demonstrating genuine intention and the necessity of vacant possession. Where there is any doubt about whether the works qualify under Ground 6, whether the evidence of intention is sufficient, or where a tenant is likely to contest the claim, 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 · Editorial review: June 2026 · Author: OfficeDraft Property Documentation Team · About OfficeDraft

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Select Ground 6 (redevelopment), enter property and tenant details, and download a court-ready Form 3A PDF with the two-month notice period calculated automatically. All Schedule 2 grounds supported. From £19.99.

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England only · Form 3A format · Ground 6 supported · 2-month notice period auto-calculated