Free Eviction Notice Template UK

Repossess your property with ease by using our customisable Eviction Notice (also known as Eviction Letter) template. Meet all legal requirements wherever you are in the UK and make the eviction process simple. Our Eviction Notice template has been fully updated to comply with the Renters' Rights Act.

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Last Update 21 May 2026

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Table of Contents:

What is an Eviction Notice?
Eviction Notice sample
Eviction Notice in England
Eviction Notice in Wales
Eviction Notice in Scotland
Eviction Notice in Northern Ireland
Applicable Eviction Notice laws
Eviction Notice Template: related documents
Eviction Notice FAQs

What is an Eviction Notice?

An Eviction Notice, or Notice of Seeking Possession, is a formal declaration from a landlord to a tenant indicating that the tenant must leave the rented property by a specified date.

Up until May 1 2026, landlords were able to rely on a Section 21 notice, also known as a no-fault eviction notice, to evict tenants from their properties without having to give a reason. However, the Renters’ Rights Act, which came into force on May 1 2026, has abolished this mechanism.

As a result, a landlord can no longer evict a tenant at will by giving notice. Under the new legal regime, a landlord can terminate a tenancy only if one of the legal grounds specified in section 8 of the Housing Act is available.

An Eviction Notice it’s designed to provide tenants with a clear timeframe to fix the issue or prepare to vacate the property.

Creating this document is the first step in the legal eviction process and serves as a basis should the matter end up in court.

The reasons for giving a tenant a Notice of Eviction Letter:

Non-payment of rent
Breach of rental agreement terms
Property damage by the tenant
Unlawful activities conducted on the premises

When to use an Eviction Notice in the UK?

In the UK, there is no single, country-wide law that applies to how a landlord can terminate a tenancy via eviction notice. Instead, there are different laws and regulations related to eviction notices across England, Wales, Scotland, and Northern Ireland.

Despite these country-level differences, landlords usually use an eviction notice under two particular circumstances:

When the fixed term of the tenancy has ended
The tenant has breached the tenancy agreement or another valid legal ground applies under Section 8 (If the property is in England)

If you decide to issue an eviction notice to the tenant to terminate the tenancy and repossess your property, you must comply with the eviction notice procedure that applies to the tenancy.

Depending on the country, you will need to use the appropriate Eviction Notice, depending on why you are evicting the tenant.

Pre-made Eviction Notice templates can be used to make the drafting process quicker. Download our Eviction Notice template to avoid creating the wrong type of form when you plan on reclaiming your property.

Eviction Notice sample

If you have never seen an Eviction Notice in the UK, reviewing an example document is a good idea.

Look over the sample below to fully understand how to structure your document and better understand what you need to include.

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Eviction Notice in England

In England, the Renters’ Rights Act entered into force on 1 May 2026 and introduced substantial changes to private tenancies in England. Notably, landlords can no longer use a Section 21 notice to end a private tenancy without giving a reason.

Under the new law, you must now use a Section 8 notice and rely on one of the specific legal grounds listed in Schedule 2 of the Housing Act 1988.

You can only use a Section 8 notice if one of these grounds is applicable.

Common grounds you may rely on to terminate the tenancy under Schedule 2 include:

Rent arrears
Breach of the tenancy agreement
Other legal reasons set out in Schedule 2 of the Housing Act 1988
The landlord or their spouse or children need to move into the property

You must use the **correct official form (Form 3A), or a form substantially to the same effect, ** and give the right notice period for the ground you are using.

If you fail to comply with the statutory requirements, such as relying on an incorrect ground or serving an invalid notice, this may render your eviction notice ineffective and may result in the rejection of the possession proceedings by the court.

In certain circumstances, landlords may even face financial penalties for failure to comply with the law. For instance, if a landlord serves an invalid eviction notice to a tenant and the tenant vacates the property, the landlord may face financial penalties under certain conditions.

Section 8 Notice Periods

The notice period depends on the grounds of the eviction:

Ground	Reason	Notice Period
Ground 1	Landlord plans to live in the property	4 months
Ground 1A	Landlord intends to sell	4 months
Ground 2	Mortgage lender repossession	2 months
Ground 6	Landlord plans to redevelop	4 months
Ground 7	Former tenant is deceased	2 months
Ground 7A	Tenant conviction or antisocial behaviour order	4 weeks
Ground 7B	Tenant has no legal right to rent	2 weeks
Ground 8	Serious rent arrears (3+ months or 13+ weeks)	4 weeks
Ground 10	Some rent arrears	4 weeks
Ground 11	Repeated late payment	4 weeks
Ground 12	Breach of tenancy terms	4 weeks
Ground 14	Antisocial behaviour	2 weeks
Ground 14ZA	Serious offence during a riot	2 weeks
Ground 17	False information used to obtain tenancy	2 weeks

Eviction Notice in Wales

In Wales, eviction rules are set out in the Renting Homes (Wales) Act 2016. Landlords must follow a different system from England.

The Notice Requiring Possession, or Section 173 Notice, allows landlords to terminate standard contracts without specifying a reason.

This notice requires a 6-month period, starting the day after it's served, and must be issued using specific forms to be legally valid.

If the contract-holder has breached the agreement (for example, rent arrears or anti-social behaviour), you must use a possession notice based on a legal ground under Welsh law.

If the contract-holder does not leave after the notice period, you must apply to the court for a possession order.

Eviction Notice in Scotland

Scotland's Eviction Notice system, under the private residential tenancy rules, provides a structured approach for landlords to end tenancies.

If you want to end a tenancy, you must usually give your tenant a Notice to Leave.

A Notice to Leave must state a valid legal ground for eviction, such as rent arrears or breach of tenancy terms.

If the tenant does not leave when the notice period ends, you must apply to the First-tier Tribunal for Scotland for an eviction order.

Using the Notice that is right for your situation will reduce your problems when reclaiming your property.

Eviction Notice in Northern Ireland

If you are a landlord seeking to end a tenancy in Northern Ireland, your options will be similar to those in Scotland.

You must provide an Eviction Notice/Notice to Quit to your tenant.

The notice period depends on how long the tenant has lived in the property:

4 weeks’ notice if the tenancy has lasted up to 10 years
8 weeks’ notice if it has lasted more than 10 years
12 weeks’ notice if it has lasted more than 20 years

Should your tenants remain in the property beyond the Notice to Quit period without your consent, you must apply to the court for a possession order.

Doing this will demonstrate your intention to pursue eviction through the courts, aiming to secure a possession order.

Applicable Eviction Notice laws

There are a number of important housing laws throughout the UK that you should be familiar with if you plan to begin eviction proceedings.

Here are some laws you should look over depending on your type of property and tenancy agreement:

Housing Act 1988: Introduces assured tenancies and standard contracts, and clarifies landlords' and tenants' rights and obligations.
Renters’ Rights Act 2025 (England): Introduced major reforms, including the abolition of Section 21 “no-fault” evictions.
Renting Homes (Wales) Act 2016 – Governs occupation contracts and eviction procedures in Wales.
Private Housing (Tenancies) (Scotland) Act 2016 – Covers private residential tenancies and eviction grounds in Scotland.
Protection from Eviction Act 1977: Protects tenants from eviction without due legal process.
Notices to Quit (Prescribed Information) Regulations 1988: Mandates the inclusion of specific information in notices to quit, to guarantee tenants are well-informed of eviction proceedings.

Review these laws and any related acts to make sure that you fulfil your obligations when drafting your eviction notice form and when evicting your tenant.

Eviction Notice FAQs

To ensure you have no doubts when creating your Eviction Notice, you can review our answers to the following common queries below.

How do I deliver an Eviction Notice?

Delivering an Eviction Notice in the UK must follow all legal requirements. This will depend on he type of tenancy and the part of the UK you’re in. Common methods include:

Hand delivery,
Sending it via registered post
Email if previously agreed upon in the tenancy agreement

It's crucial to obtain proof of delivery, such as a signed receipt or email read receipt, to confirm the tenant has received the notice.

How long does an eviction take in the UK?

The amount of required notice in the UK varies depending on where the property is, the type of tenancy and the grounds for eviction.

In England,notice periods now depend on the legal ground used. Some grounds (such as serious rent arrears or anti-social behaviour) may require shorter notice, while others (such as selling the property or moving in) usually require longer notice periods.

In Scotland and Northern Ireland, the notice period can vary from 28 days to several months, based on when the tenancy began or the reasons for eviction.

Always check current legislation for the most accurate requirements.

How long do you have to get out after an Eviction Notice?

If you are served with a legal notice to quit as a resident of a rented property, the document will notify you of how many days you have to vacate.

This may be as effective immediately in certain cases, or as long as 60 days, depending on the circumstances of the eviction, the laws set in the jurisdiction you’re living in, and the property in question.

You are only a few steps away from your own Eviction Notice!

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Preview of your Eviction Notice

FORM 3A
Notice seeking possession of a property let on an Assured Tenancy or an Assured Agricultural Occupancy in the private rented sector

HOUSING ACT 1988, Section 8 as amended by the Renters' Rights Act 2025.

This notice tells you that your landlord would like you to leave their property.

For use in the private rented sector in England only. For tenancies in the social rented sector, Form 3 should be used.

Information for the tenant
This form has been completed by your landlord or their agent and explains the reasons you are being asked to leave the property you rent so that your landlord can regain possession.

Your landlord intends to begin court proceedings for possession of the property they rent to you, which is identified in question 1.2 below.

You do not have to leave immediately. If you choose not to leave, your landlord must apply to the court to evict you. If your landlord makes an application to the court, the court will decide whether or not you will need to leave. It is illegal for your landlord to try to force you to leave, for example by changing the locks or harassing you. They must follow the correct legal process.

You should read this notice in full immediately and seek advice on your options.

If you want to stay, you may be able to resolve the situation with your landlord or challenge the claim in court.

There is information in Section 6 on the next steps and where you can find advice. Section 6 also includes information for those with rent arrears and other debt problems.

Further guidance on this form, for both landlords and tenants, can be accessed at: https://www.gov.uk/guidance/assured-tenancy-forms

1. The tenant(s) details

1. 1 Full name(s) of tenant(s): _________

1. 2 Your landlord is seeking possession of the following property:

- _________.

2. Earliest date the landlord can apply to court to regain possession

2. 1 Your landlord cannot begin court proceedings for possession earlier than _________

3. Latest date your landlord can apply to court

The latest date that your landlord can apply to court for a possession order is 12 months from the date of service of this notice. After this the notice will no longer be valid.

This time limit may be extended if you enter a breathing space under the Debt Respite Scheme (Breathing Space Moratorium and Mental Health Crisis Moratorium) (England and Wales) Regulations 2020.

4. Landlord’s reasons for asking you to leave

Your landlord must explain why they are seeking possession of the property. This means they must give you reasons why they want you to leave the property and give you at least the minimum amount of notice to do so.

They can only use certain reasons called ‘possession grounds’. The possession grounds are in Schedule 2 to the Housing Act 1988 (as amended) and can be found in full in Form 3A: Legal wording for possession grounds which can be accessed at: https://www.gov.uk/guidance/assured-tenancy-forms

Question 4.1 is optional. It lists some common possession grounds which have been summarised to aid your understanding. It does not include every possible ground.

Questions 4.2 and 4.3 are mandatory. Your landlord will set out the grounds that they are relying on in question 4.2 and an explanation for using those grounds in question 4.3.

4. 1 Your landlord/licensor plans to obtain possession on ground(s):

4. 2 Possession ground(s) as set out in schedule 2 to the Housing Act 1988

Below are the grounds your landlord is using to try to regain possession of the property. Read this carefully and seek advice if you do not understand.

4. 3 Explanation of each ground relied on:

This is your landlord’s explanation of how and why they believe they are legally able to use the grounds for possession in questions 4.1 and 4.2.

5. Contact details of the landlord, licensor or agent

SIGNED by the Landlord

Dated: ___ day of ___________, 20___

_____________________________
_________

Name(s)
_________

Phone number(s)
_________

Email(s)
_________

Address(es)
_________

6. Information for tenants

Wheter you want to leave or stay, you should seek advice inmediately.

If you want to stay, you may be able to resolve the situation directly with your landlord.

Before your landlord can apply to the court for a possession order they must give you at least the minimum amount of notice. The amount of time depends on the reason they want to regain possession. For the minimum amount of notice required for the ground(s) that your landlord is using see Form 3A: Receiving the notice seeking possession – guidance for tenants accessed at: https://www.gov.uk/guidance/assured-tenancy-forms.

If your landlord goes to court, you will have the opportunity to dispute the possession claim. There is more information on the process for possession (known as the possession action process) at: https://www.gov.uk/guidance/renting-out-your-property-guidance-for-landlords-and-letting-agents/repossessing-your-privately-rented-property-on-or-after-1-may-2026.

When seeking to regain possession, landlords must also adhere to duties set out in Section 16E of the Housing Act 1988. Further information can be found in Form 3A: Receiving the notice seeking possession – guidance for tenants accessed at: https://www.gov.uk/guidance/assured-tenancy-forms.

Where to seek advice

There are places you can find advice about this notice:

www.shelter.org.uk or Shelter’s emergency helpline on 0808 800 4444.

Get free legal advice through the Housing Loss Prevention Advice Service (HLPAS) at: https://www.gov.uk/guidance/legal-aid-for-possession-proceedings.

A citizens advice adviser by calling 03444 111 444 or online at: https://www.citizensadvice.org.uk/about-us/contact-us/.

You can get legal advice from a legal representative. Find a solicitor at: https://solicitors.lawsociety.org.uk/.

Civil Legal Advice (CLA): https://www.gov.uk/civil-legal-advice or 0345 345 4345.

If you’re worried about becoming homeless contact your local authority for support: www.gov.uk/find-local-council.

Notes on the grounds for possession

From 1 May 2026, all tenancies are periodic assured tenancies under the Renters' Rights Act 2025. Section 21 has been abolished. Possession may only be sought on the grounds set out in this notice.

- Mandatory grounds — If the court is satisfied that any of the following grounds is established, it must make an order for possession: Grounds 1, 1A, 2, 4, 4A, 5, 5A, 5C, 5E, 5F, 5G, 6, 6B, 7A, 7B, 8.

- Discretionary grounds — Before the court will grant an order on any of the following grounds, it must be satisfied that it is reasonable to require you to leave, even if the ground is established: Grounds 7, 9, 10, 11, 12, 13, 14, 14ZA, 14A, 15, 17, 18.

- Removal expenses — Where the court makes an order for possession solely on Ground 6 or Ground 9, the landlord must pay the tenant's reasonable removal expenses.

- Breathing space — Where the landlord is notified that a breathing space moratorium has begun, the landlord must not take any enforcement action (including filing a possession claim) on Grounds 8, 10 or 11 unless permitted to do so by the court.

Notes on the earliest date legal proceedings can be started

The court proceedings will not begin until after the date shown in section 5.

- 4 months' notice — Grounds 1, 1A, 2, 6.
Where the landlord seeks possession on Grounds 1, 1A, 2 or 6, court proceedings cannot begin earlier than 4 months from the date this notice is served on you.

- 2 months' notice — Grounds 5, 7, 9.
Where the landlord seeks possession on Grounds 5, 7 or 9, court proceedings cannot begin earlier than 2 months from the date this notice is served on you.

- 4 weeks' notice — Grounds 8, 10, 11.
Where the landlord seeks possession on Grounds 8, 10 or 11, court proceedings cannot begin earlier than 4 weeks from the date this notice is served on you.

- 2 weeks' notice — Grounds 4, 7B, 12, 13, 14ZA, 14A, 15, 17.
Where the landlord seeks possession on Grounds 4, 7B, 12, 13, 14ZA, 14A, 15 or 17, court proceedings cannot begin earlier than 2 weeks from the date this notice is served on you.

- No minimum notice period — Grounds 7A, 14.
Where the landlord seeks possession on Ground 7A or Ground 14, court proceedings may begin on the same day this notice is served. However, the court cannot make a possession order under Ground 7A until 14 days have passed. A notice on Ground 7A must be served within 12 months of the conviction, finding or order on which it is based.

- Ground 7A — time limits for service of notice:
(a) where relying on Conditions 1, 3 or 5: within 12 months of the conviction, finding or order (or, if there is an appeal, within 12 months of the conclusion of the appeal);
(b) where relying on Condition 2: within 12 months of the court finding that the injunction was breached (or, if there is an appeal, within 12 months of the conclusion of the appeal);
(c) where relying on Condition 4: within 3 months of the closure order (or, if there is an appeal, within 3 months of the conclusion of the appeal).

- Where multiple grounds are relied upon, the longest applicable notice period applies.

- Breathing space — Where the landlord seeks possession on Grounds 8, 10 or 11 and a breathing space moratorium has begun, court proceedings cannot be started while enforcement action against the tenant is prevented under the Debt Respite Scheme (Breathing Space Moratorium and Mental Health Crisis Moratorium) (England and Wales) Regulations 2020.

- Expiry of notice — After the date shown in section 5, court proceedings may be started at any time but not later than 12 months from the date on which this notice is served. After this time the notice will lapse and a new notice must be served before possession can be pursued.

Advice on owing rent and debt

If you need advice on owing rent (rent arrears) or any other problem debt, you can contact Citizens Advice, HLPAS, or Money Helper at www.moneyhelper.org.uk or 0800 138 7777.

If you are in a Breathing Space moratorium under the Debt Respite Scheme, your landlord must speak to your debt adviser instead of contacting you directly.

A standard breathing space lasts up to 60 days. During this time, your landlord cannot give you notice to start the possession process on grounds related to owing rent (rent arrears). Once your Breathing Space comes to an end, your landlord will be notified and can continue or begin any enforcement action on the rent owed.

If the notice is not about owing rent and if you are in a Breathing Space, show your debt adviser this notice to notify them of the change in your circumstances.

Breathing space is not a payment holiday and you should still pay ongoing liabilities, including ongoing rent payments, as they fall due.