Section 8 Notice Template for Landlords in England
You need to tell a tenant you are seeking possession, and you want to get the notice right the first time. This page explains what a Section 8 notice must contain, which form to use, and how to prepare a draft you can check before you serve it.
Last reviewed 11 October 2026 by the OfficeDraft editorial team. Applies to assured tenancies in England. Not legal advice.
The short answer
A Section 8 notice is not a free-form letter. Under section 8 of the Housing Act 1988, it must be given on the prescribed form. In England that is now Form 3A. It must name the ground or grounds you rely on, explain the facts behind each one, and state the date after which you may start court proceedings.
The government form is free. What most landlords need help with is deciding which grounds fit, collecting the right details and filling the form without gaps. That is what the OfficeDraft generator is for.
Who this page is for
This page is written for:
- Private landlords in England with a tenant in rent arrears.
- Landlords who need to recover the property to sell it or move in.
- Landlords dealing with antisocial behaviour or a serious breach of the tenancy.
- Letting agents who want a clear checklist before they prepare a notice.
If you used to rely on a Section 21 notice, see what landlords do now that Section 21 has been abolished. If your property is in Wales, Scotland or Northern Ireland, this page does not apply. Those nations have separate notices.
What you need before you start
Gather these details first. Most delays happen because a figure or date is missing.
- Names and address: the landlord, each named tenant and the property address as it appears in the tenancy agreement.
- Tenancy details: start date, rent amount and how often it is paid.
- Grounds: the legal grounds you rely on. If you are unsure, start with the multiple grounds generator.
- Evidence for each ground: for arrears, a rent statement with dates and amounts. For breach or nuisance, dates, descriptions and any records.
- Service plan: how and when you will deliver the notice, and how you will keep proof.
What a Section 8 notice contains
- The tenant’s name or names and the address of the property.
- A statement that the landlord intends to seek possession.
- Each ground relied on, with its number and the wording of the ground.
- The particulars: the facts that support each ground.
- The date after which court proceedings may begin.
- Guidance for the tenant on where to seek advice.
- The landlord’s or agent’s name, signature and date.
A common reason for rejection is a notice that cites a ground without explaining the facts. Read the mistakes that void a claim before you serve.
Worked example: rent arrears
Situation: A landlord lets a flat at £900 a month, paid monthly. The tenant has paid nothing for the last three months, so £2,700 is outstanding.
Grounds considered: Ground 8 (serious arrears) and Ground 10 (some rent unpaid). Citing both gives the landlord a fallback if the arrears fall below the Ground 8 threshold before the hearing.
Particulars written in the notice: the rent due on each date, the payments received, and the total outstanding on the date the notice is served.
This is an illustration, not a prediction of any court’s decision. Whether a ground succeeds depends on the facts at the hearing.
Common grounds at a glance
Mandatory grounds mean the court must grant possession if the ground is proven. Discretionary grounds leave the decision to the judge. Notice periods below reflect the rules for England at the time of review; confirm them on GOV.UK before serving.
| Ground | Type | What it covers | Typical notice |
|---|---|---|---|
| Ground 8 | Mandatory | Serious rent arrears at the date of the notice and the hearing | 4 weeks |
| Ground 10 | Discretionary | Some rent unpaid when the notice is served | 4 weeks |
| Ground 12 | Discretionary | Breach of a tenancy obligation other than rent | 4 weeks |
| Ground 14 | Discretionary | Nuisance, annoyance or illegal use of the property | Varies by circumstances |
| Ground 1A | Mandatory | Landlord intends to sell the property | 4 months |
Other situations: landlord moving back in, company lets and serious antisocial behaviour (Ground 7A).
How the OfficeDraft Section 8 generator works
- 1
Choose your grounds
Pick the grounds that match your situation. Each one is explained in plain language.
- 2
Enter the details
Add the parties, the property, the tenancy and the facts behind each ground.
- 3
Check the dates
The generator works out the notice dates from your entries so you do not calculate them by hand.
- 4
Review your draft
Read the notice and check every name, figure and date against your records.
- 5
Decide what to do next
Download the draft, edit it, or take it to an adviser before you serve.
What you get, and what to check
- A draft notice built from your answers, ready for you to review.
- Pricing and download options are shown in the generator before checkout.
- The generator does not file anything with a court and does not serve the notice for you.
- It cannot verify your facts, your evidence or whether a ground applies to your tenancy.
- A draft is not a guarantee of a legal outcome. For complex or disputed cases, get advice from a solicitor or a landlord association.
After you serve the notice
Keep proof of service. If the tenant stays after the notice period, you can apply to the court using Possession Claim Online or the paper process. Useful next reads:
Related landlord guides
How to fill in Form 3A correctly (2026)
A field-by-field walkthrough with a checker for invalid notices.
Section 8 notice mistakes that void a claim
The errors that cause courts to reject notices, and how to avoid them.
Section 8 notice invalid: how to fix it
What to do if you have spotted a problem after serving.
Section 8 vs Section 21 in 2026
Why Section 8 is now the main route to possession in England.
Renters’ Rights Act: guide for landlords
What changed and what it means for your notices.
Tenant won’t leave after a Section 8 notice
The stages from expiry of the notice to a possession order.
Frequently asked questions
What is a Section 8 notice?
A Section 8 notice is the written notice a landlord in England serves on a tenant to say they intend to seek possession of the property on one or more legal grounds listed in Schedule 2 of the Housing Act 1988. The most common reason is rent arrears. The notice does not end the tenancy by itself. If the tenant does not leave, the landlord must apply to the court.
Is there a free Section 8 notice template I can download?
Yes. The government publishes the prescribed form, and landlords can use it for free. OfficeDraft does not replace that form. The generator helps you work out which grounds fit, collect the details the form needs, and produce a draft you can review.
Which form do I use for a Section 8 notice in England?
A Section 8 notice must be given on the prescribed form. For England, that is now Form 3A. Older guides refer to Form 3, which applied under the previous system. Check the current form on GOV.UK before you serve anything.
Can I write my own Section 8 notice on plain paper?
Not safely. The notice has to be in the prescribed form, or a form substantially to the same effect, and it has to give the correct grounds and notice period. A letter that leaves these out risks being rejected by the court.
How do I serve a Section 8 notice?
Landlords commonly deliver it by hand, post it, or leave it at the property, and keep evidence of when and how it was served. What counts as valid service depends on the tenancy agreement and the circumstances, so check the GOV.UK guidance and take advice if the tenant disputes receipt.
How long is a Section 8 notice valid for?
A Section 8 notice has a notice period and a point after which you can start court proceedings. Rules on how long a served notice remains usable depend on the notice you gave and current legislation. Read the Form 3A guide linked on this page and check the official source for the current position.
How long does a Section 8 eviction take?
The time depends on the ground, the notice period, court availability and whether the tenant disputes the claim. There is no fixed timetable. Our possession order timeline calculator gives a planning estimate, not a prediction.
Can I serve a Section 8 notice myself?
Yes. A landlord can prepare and serve the notice without a solicitor or agent. Many landlords do. If the facts are complicated, for example a disputed arrears figure or a vulnerable tenant, professional advice is worth considering.
Does this page apply in Wales, Scotland or Northern Ireland?
No. This page covers assured tenancies in England. Wales, Scotland and Northern Ireland each have their own housing law and their own notices.
Is a document made with OfficeDraft legally valid?
OfficeDraft produces a draft from the details you enter. It cannot check every fact about your tenancy and does not guarantee a legal outcome. You are responsible for reviewing the draft, confirming the grounds apply and, if in doubt, asking a solicitor or a landlord association adviser.
Sources
- Housing Act 1988, section 8 (legislation.gov.uk)
- Housing Act 1988, Schedule 2: grounds for possession (legislation.gov.uk)
- Renters’ Rights Act 2025 (legislation.gov.uk)
- Evicting tenants: guidance for landlords (GOV.UK)
- Possession Claim Online (GOV.UK)
OfficeDraft provides document drafting tools, not legal advice. Housing law changes, so verify the current form, notice periods and procedure on official sources before you serve a notice. Last reviewed 11 October 2026.
Ready to prepare your notice?
Answer a few questions and review a Section 8 draft before you decide what to do with it.