If the tenant owes you rent
In some cases, you may be able to apply to court to evict a tenant.
This is done using grounds for possession. These are legal reasons for asking the court to end a tenancy.
Ground 8: serious rent arrears
Ground 8 is used when rent arrears are high.
You can use Ground 8 if the tenant owes:
- more than three months’ rent (if paid monthly), or
- at least 13 weeks’ rent (if paid weekly).
Ground 8 is a mandatory ground. This means the court must grant possession if the rules are met.
Important limits
- You must give the tenant at least four weeks’ notice.
- The tenant must still owe this amount:
- when you serve notice; and
- on the court hearing date.
- If the tenant pays the arrears down below this level, Ground 8 cannot be used.
Find out how Ground 8 works and how to use it:
Visit the guidance on grounds for possession on GOV.UK.
Discretionary grounds for rent arrears
If the tenant owes less rent, you may still be able to apply using a discretionary ground.
These include situations where:
- some rent is unpaid, or
- the tenant repeatedly pays rent late.
Discretionary grounds mean:
- the court decides whether eviction is reasonable
- eviction is not guaranteed, even if the ground applies.
Find out more about discretionary grounds:
Visit the guidance on grounds for possession on GOV.UK
Waiting for Universal Credit
Some rent arrears happen because a tenant is waiting for Universal Credit.
From 1 May 2026, you cannot evict a tenant if the rent arrears were caused by a delay in Universal Credit payments.
Avoiding court action
Court action can be slow and costly. It’s often better to try and resolve rent issues early.
You could:
- speak to the tenant as soon as a payment is missed
- agree a plan to repay the debt
- accept small, regular extra payments on top of the normal rent.
If the repayment plan is reasonable and affordable, it’s more likely to work.