Landlords may sometimes need to regain possession of a rented property for entirely legitimate reasons. You may decide to sell a property, move back into it yourself, or allow a close family member to occupy it.
Under the Renters’ Rights Act, these situations will still be recognised in law. However, the way landlords regain possession is changing significantly. The removal of Section 21 means landlords must rely on specific possession grounds supported by clear evidence and proper notice.
Two of the most important grounds for landlords in this situation are Ground 1 and Ground 1A.
These grounds allow landlords to recover their property when they genuinely need to move into it or sell it. The rules surrounding them now include longer notice periods and additional safeguards designed to protect tenants.
Related: Renters’ Rights Act possession grounds: what landlords need to know from May 2026
What are Ground 1 and Ground 1A?
Ground 1 and Ground 1A are possession grounds that allow landlords to recover a property for specific personal or financial reasons.
- Ground 1 applies where the landlord or a close family member intends to move into the property.
- Ground 1A applies where the landlord intends to sell the property.
These grounds remain available after the removal of Section 21, but they must be used appropriately and supported by genuine circumstances.
Once the correct ground has been identified, the next step is understanding the notice requirements.
How much notice must landlords give?
Where a landlord relies on Ground 1 or Ground 1A, tenants must receive at least four months’ notice.
This notice period gives tenants time to make alternative housing arrangements and reflects the broader aim of the Renters’ Rights reforms, which is to provide greater stability for tenants in the private rented sector.
It is important to understand that the end of the notice period does not automatically mean the tenant must leave. If the tenant remains in the property, the landlord may still need to apply to the court for a possession order.
Related: The Renters’ Rights Act Will Be Changing Section 8 Notice Periods
Can these grounds be used immediately?
No. One of the safeguards introduced by the reforms is a protected tenancy period.
Landlords cannot rely on Ground 1 or Ground 1A to require a tenant to leave within the first twelve months of a new tenancy.
This rule is designed to prevent short-term lettings from being used as a route to quick possession.
What evidence may be required?
The legislation expects landlords to rely on these grounds only where their intention is genuine and supported by clear circumstances.
For example, a landlord seeking possession under Ground 1A should have clear plans to sell the property. Similarly, where possession is sought under Ground 1, there should be a genuine intention for the landlord or their family member to move into the property.
Accurate documentation and good record-keeping can help demonstrate that the ground has been used appropriately if the matter proceeds to court.
What happens after possession is granted?
Where a landlord regains possession using Ground 1 or Ground 1A, there are restrictions on re-letting the property for twelve months.
These rules are intended to prevent landlords from ending a tenancy on the basis of selling or moving in and then quickly re-letting the property.
If the rules are breached, local councils have the authority to investigate and take enforcement action. Local councils are expected to play a greater role in monitoring compliance within the private rented sector.
Compliance remains essential
Even where a valid possession ground exists, landlords must ensure that their property meets all legal requirements.
This includes having:
- deposit protection in place
- valid gas safety certification
- an energy performance certificate
- electrical safety documentation
If these requirements are not met, possession proceedings may become more complicated or delayed.
Taking a planned approach
Ground 1 and Ground 1A remain an important part of the possession framework for landlords who need to sell a property or move back into it. However, the Renters’ Rights reforms mean that regaining possession now involves clearer procedures, longer notice periods and stronger oversight.
Understanding the notice requirements, potential timelines, and compliance obligations can help landlords plan and avoid unnecessary delays.
If you are considering selling a let property or reviewing your options as a landlord, the Belvoir team can guide the most suitable approach and help ensure that your plans remain fully compliant with the latest rules.
