Ground 7A · MandatoryReviewed England only

Section 8 Ground 7A: Serious Antisocial Behaviour Possession Guide (England 2026)

Section 8 Ground 7A lets a landlord in England seek a mandatory possession order where the tenant, or someone living in or visiting the property, has a qualifying conviction, court finding or closure order for serious antisocial behaviour. This guide covers the Ground 7A Housing Act 1988 wording, the five conditions, Form 3A, evidence and the court process.

Short answer

Ground 7A is a mandatory ground in Part 1 of Schedule 2 to the Housing Act 1988. If you prove one of its five conditions, the court must order possession. You can apply to court from the date you serve Form 3A, but you need a formal court outcome first: complaints alone are not enough.

Generate Form 3ACheck the five conditions

Ground 7A needs a qualifying conviction, court finding or closure order. If you only have complaints or reports, use Ground 14 (discretionary) instead. You can cite both grounds on the same notice with our multiple grounds generator.

Generate your Ground 7A Section 8 notice (Form 3A)

Select Ground 7A in the tool below and check the date shown on the preview before you serve.

Select possession ground(s)

Form 3A is for private-sector assured tenancies in England, notices served on or after 1 May 2026.

You can select more than one ground. If you do, the longest notice period applies.

MANDATORY

Court must grant possession if the ground is proven

DISCRETIONARY

Court decides whether to grant possession

What is Section 8 Ground 7A?

Ground 7A is a mandatory ground for possession in Part 1 of Schedule 2 to the Housing Act 1988. It was inserted by the Anti-social Behaviour, Crime and Policing Act 2014 (ABCPA 2014), and the full statutory text is on legislation.gov.uk. It is sometimes called the “absolute ground” for antisocial behaviour.

Because it is mandatory, the court must make a possession order once one of the five conditions is proved. It does not ask whether possession is reasonable, unlike discretionary grounds such as Ground 14.

Since 1 May 2026 the Renters’ Rights Act 2025 has abolished Section 21 and assured shorthold tenancies, so Section 8 is now the route for ending a private tenancy (see Section 8 vs Section 21 in 2026). Ground 7A remains available, and private landlords must serve it on Form 3A.

Three features make Ground 7A the fastest ground in practice: there is no minimum waiting period before you can apply to court, it is not subject to the first-12-months restriction that applies to landlord-need grounds, and the deposit-protection and PRS Database bars on possession orders do not apply to it.

Applies in England

This page covers assured tenancies in England. Wales, Scotland and Northern Ireland have separate possession regimes.

The five conditions for Ground 7A (Housing Act 1988)

Ground 7A applies only if at least one of these conditions is met. Each can be met by the tenant, or by a person residing in or visiting the property. The precise wording is in the Ground 7A legislation.

Condition 1: Conviction for a serious offence

The tenant, or a person residing in or visiting the property, has been convicted of a serious offence listed in Schedule 2A to the Housing Act 1985.

Link required: The offence was committed in or near the property, elsewhere against someone with a right to live in the locality, or against the landlord or someone involved in housing management. It must have been committed on or after 20 October 2014.

Proof to obtain: Certificate or memorandum of conviction from the court.

Condition 2: Court finding of breach of an injunction

A court has found, in contempt proceedings or proceedings under Schedule 2 to the ABCPA 2014, that the tenant or a resident/visitor breached an injunction made under section 1 of the Anti-social Behaviour, Crime and Policing Act 2014 (other than a requirement to take part in an activity).

Link required: The same locality and landlord-related links apply as for Condition 1.

Proof to obtain: Sealed court order recording the finding of breach.

Condition 3: Conviction for breaching a criminal behaviour order

The tenant or a resident/visitor has been convicted under section 30 of the ABCPA 2014 (or section 339 of the Sentencing Code) of breaching a prohibition in a criminal behaviour order.

Link required: The breach happened in or near the property, or elsewhere in breach of a provision meant to prevent harassment, alarm or distress to people in the locality or to the landlord and housing management staff.

Proof to obtain: Certificate of conviction for the breach, plus a copy of the CBO.

Condition 4: Closure order

The property has been subject to a closure order under section 80 of the ABCPA 2014, and access was prohibited for a continuous period of more than 48 hours (counting any preceding closure notice).

Link required: The closure order itself connects the ground to the property.

Proof to obtain: Copy of the closure notice and the closure order.

Condition 5: Conviction for breaching a noise abatement notice or order

The tenant or a resident/visitor has been convicted of an offence under section 80(4) or 82(8) of the Environmental Protection Act 1990 relating to a noise nuisance abatement notice or order.

Link required: The offence relates to noise at the property.

Proof to obtain: Certificate of conviction and the local authority abatement notice.

A condition is not met while an appeal is live

If the conviction, finding or order is under appeal, or has been overturned, the condition is not met. Check the current position before serving notice. For a plain English summary from a housing charity, see Shelter’s mandatory grounds guidance.

Which offences are “serious offences”? Schedule 2A explained

For Condition 1, a serious offence is one listed in Schedule 2A to the Housing Act 1985. Note that this is the 1985 Act, not the 1988 Act. The offence must have been committed on or after 20 October 2014, must be listed both when it was committed and when the court considers the claim, and must not be an offence triable only summarily.
Categories of Schedule 2A offences that can support Ground 7A
CategoryExamples in Schedule 2A
Violent offencesMurder, manslaughter, kidnapping, wounding or grievous bodily harm with intent, threats to kill
Sexual offencesSerious sexual offences listed in Schedule 2A
Drug offencesProduction and supply offences (for example, supplying or possessing with intent to supply a controlled drug)
Burglary and arsonBurglary of a dwelling; arson
FirearmsCertain firearms offences listed in Schedule 2A
Modern slaverySlavery, servitude and human trafficking offences (added by later amendment)

This table is a summary, not the statutory list. Minor public order offences, simple possession of drugs and low-level disorder are not the kind of offence Schedule 2A covers. Always check the exact offence against the current Schedule 2A.

The locality test

The offence must have been committed in or near the property, or elsewhere against a person with a right to live in the locality, or against the landlord or a person involved in the landlord’s housing management. An unconnected offence elsewhere will not satisfy the ground.

Notice period and Form 3A for Ground 7A

There is no minimum waiting period for Ground 7A. The Form 3A published by GOV.UK explains that where you rely on antisocial behaviour Grounds 7A or 14, you may enter the date you serve the notice and apply to the court immediately. The notice must still state a date.

If you combine Ground 7A with other grounds that carry a minimum notice period, the longest applicable period applies to those grounds, so read the Form 3A guidance for private landlords before choosing the date. A possession order cannot take effect within 14 days of service of the notice.

Private landlords must use Form 3A; Form 3 is now for social landlords. Download the current forms from GOV.UK assured tenancy forms, or use the generator above. GOV.UK’s guidance on repossessing a privately rented property from 1 May 2026 warns that an incomplete or inaccurate notice can cause the claim to be dismissed or delayed.

For a field-by-field walkthrough see How to fill in Form 3A correctly, and if something has gone wrong, what to do if your Section 8 notice is invalid.

Check timing rules against the current Act

Section 8 notice rules changed on 1 May 2026. Confirm the current position for your case on legislation.gov.uk or with a housing solicitor, particularly if you combine several grounds.

Ground 7A vs Ground 14 and other related grounds

The right ground depends on whether you already hold a qualifying court outcome.
Comparison of Ground 7A with related possession grounds
GroundTypeTriggerNotice
Ground 7AThis pageMandatoryQualifying conviction, court finding of breach, or closure order (five conditions)Can apply to court from the date of service
Ground 14DiscretionaryNuisance or annoyance to neighbours or others in the locality; or conviction for using the home for illegal purposes or an indictable offence in the localityCan apply to court from the date of service
Ground 12DiscretionaryBreach of a tenancy obligation other than rent2 weeks
Ground 8MandatorySerious rent arrears (3 months, or 13 weeks) at notice and hearing4 weeks

Key decision point

If the tenant has not yet been convicted, or no order or finding exists, Ground 7A is not available. Ground 14 can be relied on without a conviction, but the court will only order possession if it is reasonable. Some landlords cite both on one notice so the discretionary ground is a fallback if the mandatory condition fails. Ground 14A is limited to social landlords. For other ground types see Ground 7B, Ground 8 and Ground 12.

Evidence landlords need for a Ground 7A claim

The qualifying court outcome is the foundation. Supporting evidence shows the connection to your property and reduces the chance of a contested hearing.

  • Certified proof of the qualifying outcome

    Essential

    A certificate or memorandum of conviction, the sealed order recording a breach finding, or the closure notice and order. Without it Ground 7A is not available. Also confirm the outcome is final: a pending or successful appeal means the condition is not met.

  • Evidence linking the offence to the property or locality

    Strong

    Court documents, sentencing remarks or police material showing where the offence happened and who it affected. This is what satisfies the statutory locality test.

  • Witness statements from affected neighbours

    Strong

    Signed, dated statements describing specific incidents. First-hand accounts carry more weight than general complaints.

  • CCTV, doorbell or phone footage

    Strong

    Keep the original files and provide copies. Note dates, times and who recorded them.

  • Local authority or police correspondence

    Supporting

    Letters or reports from the council ASB team, environmental health or the police. Data protection rules can limit what they can share, so ask early.

  • Your own incident log and tenant correspondence

    Supporting

    A dated log of complaints and your responses, plus any warning letters. This shows the court you acted promptly and fairly.

Landlord bodies such as the NRLA publish practical guidance on keeping incident records.

How to use Ground 7A: step by step

Follow the steps in order. Steps 1 to 3 decide whether the ground is available at all.
  1. 1

    Identify which of the five conditions is met

    Match the facts to Conditions 1 to 5 above. Arrests, cautions, charges, complaints and bail conditions do not qualify.

  2. 2

    Get certified proof and check the appeal position

    Obtain the certificate of conviction or the court order. Confirm no appeal is pending and that the outcome was not overturned. Check the statutory time limits for serving notice after the conviction, finding or order.

  3. 3

    Check the link to the property or locality

    For Conditions 1 to 3, confirm the offence or breach took place in or near the property, or affected the people the ground protects.

  4. 4

    Complete Form 3A

    Private landlords must use Form 3A (Form 3 is for social landlords). Cite Ground 7A using the legal wording published by GOV.UK, name every tenant exactly as in the tenancy agreement, and identify the conviction, finding or order relied on.

  5. 5

    Serve the notice and keep proof

    Follow any service method in the tenancy agreement, otherwise use a method GOV.UK allows. Keep a dated certificate of service and do not treat the posting date as the service date.

  6. 6

    Issue the possession claim

    You may apply to the county court from the date of service. File the claim with the notice, proof of service, tenancy agreement and your evidence bundle.

  7. 7

    Attend the hearing and enforce if needed

    If the ground is proved the court must make a possession order. If the tenant stays, apply for a warrant so county court bailiffs can carry out the eviction.

The court process for a Ground 7A possession claim

The notice does not remove the tenant. If they do not leave, you must issue a possession claim in the county court. Because Ground 7A is mandatory, the judge must make a possession order if the ground is proved, but the tenant is entitled to defend the claim, so allow time for a hearing.

The court will check that Form 3A was valid and properly served, that the condition relied on is made out, and that the evidence links it to your property. The order usually gives 14 days to leave, and the court can extend this to a maximum of 42 days in cases of exceptional hardship. If the tenant still remains, you apply for a warrant of possession and a bailiff carries out the eviction.

Realistic timings vary by court. Use our possession order timeline calculator and read what happens when a tenant won’t leave after a Section 8 notice for the stages.

Two Renters’ Rights Act bars that do not apply

The court may refuse possession where a tenancy deposit was not protected, and, once the PRS Database registration duty applies, where the landlord is unregistered. Neither bar applies to Ground 7A or Ground 14. Other grounds, such as Ground 10, remain subject to them.

Common mistakes that defeat a Ground 7A claim

Most failures are avoidable. For wider procedural pitfalls, see Section 8 notice mistakes that void a claim.
  1. 1.

    Relying on complaints, arrests or charges

    Fatal

    Ground 7A needs a conviction, a court finding of breach, or a closure order. If you only have allegations, consider Ground 14 instead.

  2. 2.

    Treating a criminal behaviour order or injunction as enough

    Fatal

    The order alone does not trigger Ground 7A. You need a conviction for breaching the CBO (Condition 3) or a court finding that the injunction was breached (Condition 2).

  3. 3.

    Ignoring a pending or successful appeal

    Fatal

    A condition is not met while an appeal is pending, or if the appeal succeeds. Verify the current status before serving.

  4. 4.

    Using an offence that is not on Schedule 2A

    Fatal

    The offence must be listed in Schedule 2A to the Housing Act 1985 at the time it was committed and when the court considers the claim, must post-date 20 October 2014, and must not be summary-only.

  5. 5.

    Using Form 3 instead of Form 3A

    Fatal

    From 1 May 2026 private landlords in England must use Form 3A. GOV.UK warns that an incomplete or inaccurate notice can lead to the claim being dismissed or delayed.

  6. 6.

    No link to the locality

    Serious

    An offence with no connection to the property, its locality or the people the ground protects will not satisfy Conditions 1 to 3.

  7. 7.

    Defective service or tenant details

    Serious

    Names must match the tenancy agreement, every tenant must be served, and you must be able to prove how and when. The court cannot dispense with notice on Ground 7A.

  8. 8.

    Missing a statutory time limit

    Serious

    Ground 7A carries time limits running from the conviction, finding or order (extended where an appeal is finally determined against the tenant). Act promptly and check the current text of the ground.

Tenant defences to a Ground 7A claim

Ground 7A is mandatory, but tenants can still challenge whether its conditions and procedure were satisfied. Landlords should anticipate these points.
  • Strong

    The condition is not made out

    For example the conviction was overturned, an appeal is pending, or the injunction breach finding was set aside.

  • Strong

    The offence is not a serious offence

    It is not on Schedule 2A, pre-dates 20 October 2014, or is summary-only.

  • Strong

    No link to the locality or landlord

    The offence or breach does not satisfy the statutory connection to the property, neighbourhood or housing management.

  • Strong

    Defective or wrongly served notice

    Wrong form, missing or wrong ground wording, tenants misnamed, or service that cannot be proved.

  • Medium

    Time limit missed

    The notice or claim was brought outside the period the ground allows.

  • Limited

    Human rights proportionality (Article 8)

    Generally not available against private landlords, who are not public authorities. It can be raised against councils and housing associations, and even then rarely succeeds where a genuine condition is proved.

For tenants

If you have received a Ground 7A notice, get advice straight away from Citizens Advice or Shelter. Shelter also explains how Section 8 notices work.

Worked scenarios: when Ground 7A does and does not apply

These are fictional examples to illustrate how the conditions work. They are not real cases.

Scenario A: conviction for supply from the property (Condition 1)

A tenant is convicted of supplying a Class A drug from the rented home. The offence is in Schedule 2A, post-dates 20 October 2014, took place at the property, and the time to appeal has passed without an appeal. The landlord obtains the certificate of conviction, serves Form 3A citing Ground 7A, and issues a possession claim. If the ground is proved, the court must order possession.

Scenario B: a criminal behaviour order but no breach yet

A council obtains a criminal behaviour order against a tenant for threatening neighbours. The tenant has not been convicted of breaching it. Ground 7A is not yet available, because Condition 3 needs a conviction for breach. The landlord can rely on Ground 14 now, and add Ground 7A if a breach conviction follows.

Sources, review and limits of this guide

Last reviewed

. Checked against the Housing Act 1988, Housing Act 1985 Schedule 2A, the Renters’ Rights Act 2025 and GOV.UK guidance listed below.

England only

Ground 7A here means the assured tenancy ground in England. Other UK nations use different possession laws.

Not legal advice

Ground 7A claims involve criminal records and contested hearings. Take advice from a housing solicitor before serving.

Primary sources

Frequently asked questions: Section 8 Ground 7A

What is Section 8 Ground 7A?

Ground 7A is a mandatory ground for possession in Part 1 of Schedule 2 to the Housing Act 1988, inserted by the Anti-social Behaviour, Crime and Policing Act 2014. It applies when the tenant, or someone living in or visiting the property, has met one of five conditions: a conviction for a serious offence, a court finding that an injunction was breached, a conviction for breaching a criminal behaviour order, a closure order that shut the property for more than 48 hours, or a conviction for breaching a noise abatement notice or order. If the ground is proved, the court must order possession.

Is there a notice period for Ground 7A?

There is no minimum waiting period. Form 3A allows the landlord to enter the date of service and apply to court immediately when relying on Ground 7A or Ground 14. If Ground 7A is combined with other grounds that carry a minimum notice period, the longest period applies to those grounds, so check the Form 3A guidance. Even so, a possession order cannot take effect within 14 days of service.

Do I need a criminal conviction to use Ground 7A?

Not always, but you do need a formal court outcome. Conditions 1, 3 and 5 require a conviction. Condition 2 requires a court finding that an injunction was breached. Condition 4 requires a closure order. Complaints, police call-outs, arrests, cautions, charges and the mere existence of a criminal behaviour order or injunction are not enough on their own.

Which offences count as a serious offence for Ground 7A?

A serious offence is one listed in Schedule 2A to the Housing Act 1985 (not the Housing Act 1988). It must have been committed on or after 20 October 2014, must not be a summary-only offence, and must be linked to the property, the locality, a person living in the locality, or the landlord's housing management. The list covers serious violent, sexual, drug supply and production, burglary, arson and certain firearms offences, among others. Always check the current Schedule 2A wording.

Can Ground 7A be used if a visitor or household member was convicted, not the tenant?

Yes. Each condition can be met by the tenant or by a person residing in or visiting the dwelling-house. The Form 3A should identify the relevant person and the conviction, finding or order relied on.

What is the difference between Ground 7A and Ground 14?

Ground 7A is mandatory but needs a qualifying conviction, court finding or closure order. Ground 14 is discretionary: no conviction is needed, but the landlord must prove nuisance or annoyance and the court must decide it is reasonable to order possession. Both allow court proceedings to begin from the date of service.

Does the 12-month restriction or the deposit rule stop me using Ground 7A?

No. Ground 7A is not caught by the Renters' Rights Act restriction on using certain grounds in the first year of a tenancy. The deposit-protection bar on possession orders and the PRS Database registration bar (once it applies) also do not apply to Ground 7A or Ground 14.

Can a tenant defend a Ground 7A claim?

Yes, but only on limited grounds because the ground is mandatory. Typical defences are that the condition is not met (for example an appeal is pending or succeeded), that the offence is not on Schedule 2A or lacks the required link to the locality, that the notice was defective or wrongly served, or that a time limit was missed. Human-rights proportionality arguments are generally not available against private landlords but can arise for social landlords.

Generate your Ground 7A Section 8 notice

Complete the form above, select Ground 7A and download a correctly formatted Form 3A PDF. England only. From £19.99.

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