What is Ground 1A?
Ground 1A lets a landlord regain possession in order to sell, with at least four months' notice, but not within the first 12 months of a tenancy. If possession is obtained this way, the property cannot be re-let for 12 months from the end of the notice, even if the sale falls through.
Read more in our guide: Selling a portfolio with tenants
Key facts at a glance
| Item | Detail |
|---|---|
| Purpose | Possession because the landlord intends to sell the property |
| Type of ground | Mandatory: the court must order possession if the conditions are proved |
| Minimum notice | Four months, on a Section 8 notice |
| Earliest use | Possession cannot be obtained in the first 12 months of a tenancy |
| Restricted period | From the date notice is given until 12 months after the notice period ends, the property cannot be re-let or marketed for letting |
| Penalties for misuse | Civil penalty up to £7,000; up to £40,000 for re-letting in the restricted period; rent repayment orders |
How Ground 1A Works
Ground 1A is a new ground for possession created by the Renters' Rights Act 2025 to replace the role Section 21 used to play when a landlord wanted to sell an empty property. The landlord serves a Section 8 notice giving at least four months' notice. If the tenant has not left when the notice expires, the landlord applies to court, and if the court is satisfied the landlord genuinely intends to sell, it must make a possession order.
Evidence of the intention to sell matters. Landlords are advised to keep instructions to agents, appraisals and correspondence with buyers or solicitors.
A Realistic Timeline
| Step | Typical timing |
|---|---|
| Tenancy has run for at least 8 months, so the notice can expire after 12 | Month 0 |
| Section 8 notice period | 4 months |
| If the tenant stays: court claim to hearing | Often 2 to 6 months, depending on the court |
| Possession order to bailiff eviction if needed | Often a further 1 to 3 months |
| Total if contested | Commonly 7 to 12 months or more |
Many tenants leave at the end of the notice, but the timeline and the risk of the property sitting empty both need to be weighed against simply selling with the tenant in place.
The Risks for Landlords
- No going back. If the sale falls through, the property cannot be re-let until 12 months after the notice expires. You carry the mortgage, council tax and possibly the empty homes premium with no rent.
- Penalties for using the ground without a genuine intention to sell, or for re-letting in the restricted period.
- Lost rent during the notice and any court process, plus voids while the property is marketed.
- Price. An empty house may sell for more to an owner-occupier, but a portfolio of empty houses still needs selling one by one, while a tenanted portfolio can be sold to one investor.
Ground 1A or a Tenanted Sale?
For most portfolio landlords, a tenanted sale to an investor avoids notices, voids and the 12-month restriction entirely. Ground 1A tends to suit single properties where the vacant value is much higher than the tenanted value, or where the tenant is happy to move. We can compare the likely tenanted and vacant possession values for each property before you decide.
Official Sources and Further Reading
General information for landlords in England, checked against official sources in October 2026. It is not tax, legal or financial advice: speak to a qualified accountant or solicitor about your own circumstances.
Frequently Asked Questions
Ground 1A lets a landlord regain possession in order to sell, with at least four months' notice, but not within the first 12 months of a tenancy. If possession is obtained this way, the property cannot be re-let for 12 months from the end of the notice, even if the sale falls through.
At least four months, using a Section 8 notice that relies on Ground 1A. The notice cannot be used to obtain possession in the first 12 months of the tenancy.
No. The property cannot be let or marketed for letting from when notice is given until 12 months after the notice period ends, and breaking this rule can lead to a penalty of up to £40,000.
Yes. If the landlord proves the conditions, including a genuine intention to sell, the court must make a possession order.
No. You only need it if you want the property empty. You can sell to an investor with the tenant in place at any time.
Thinking About Selling Your Portfolio?
Ask for a no-obligation portfolio appraisal, or call us to talk through your options in confidence.