Section 8 Notice Period Calculator (2026)
Since 1 May 2026, a private landlord in England who wants a tenancy to end must serve a section 8 notice on one or more legal grounds; section 21 "no-fault" notices are no longer available. Choose the grounds and the service date to see the earliest date the notice can give. Covers England in detail, with the rules for Wales, Scotland and Northern Ireland.
Grounds in the notice
Mandatory grounds
Discretionary grounds
Earliest date the notice can give
Thu, 29 October 2026
4 weeks notice, set by Ground 8
Notice period: 4 weeks starting with the day the notice is served ends on Wed, 28 October 2026, so the date in the notice must be the day after that or later. Where a notice uses several grounds, the longest period applies. Many landlords add a few days' margin for service.
Ground 8: at least 13 weeks' rent unpaid (rent paid weekly or fortnightly) or 3 months' rent (paid monthly), both when the notice is served and at the hearing.
Court: the landlord must start proceedings within 12 months starting with the day the notice is served (by Thu, 30 September 2027 at the latest, or later if a debt Breathing Space applies). Only a court can order a tenant to leave.
Section 8 Notice Periods by Ground
Under section 8 of the Housing Act 1988, as changed by the Renters' Rights Act 2025, each ground carries a minimum notice period. The period starts on the day the notice is served. If a notice relies on more than one ground, the longest period applies. The date given in the notice must be the day after that period ends, or later.
| Notice period | Grounds |
|---|---|
| 4 months | 1, 1A, 1B, 2, 2ZA, 2ZB, 2ZC, 2ZD, 4A, 6, 6A, 6B |
| 2 months | 5, 5A, 5B, 5C, 5D, 5H, 7, 9 |
| 4 weeks | 5E, 5F, 5G, 8, 10, 11, 18 |
| 2 weeks | 4, 7B, 12, 13, 14ZA, 14A, 15, 17 |
| No minimum period | 7A, 14 |
Some grounds in the table (1B, 2ZA, 2ZC, 5B, 5D, 5H, 6A and 14A) can only be used by social landlords or particular kinds of landlord, and Ground 4 is for student lettings by universities and colleges, so the calculator does not offer them.
If the notice includes Ground 7A (serious crime or anti-social behaviour) or Ground 14 (nuisance or anti-social behaviour), court proceedings can begin as soon as it is served, whatever else it includes. For Grounds 1 (landlord or family moving in) and 1A (selling), the date in the notice must also be at least one year after the tenancy began. The landlord must start court proceedings within 12 months starting with the day the notice is served.
Worked examples (notice served on 1 October 2026 unless stated). gov.uk's own example: a notice served on 1 June 2026 with 2 months' notice can give 1 August 2026.
| Grounds | Rule | Date in the notice: not before |
|---|---|---|
| 8 (serious rent arrears) | 4 weeks, ending 28 October | 29 October 2026 |
| 8 and 10 (rent arrears) | 4 weeks for both | 29 October 2026 |
| 1 and 8, tenancy began 1 June 2024 | 4 months (Ground 1) governs, ending 31 January | 1 February 2027 |
| 14 (anti-social behaviour) | no minimum period | 1 October 2026 |
| 1A, served 1 June 2026, tenancy began 10 January 2026 | 4 months ends 30 September 2026, but the one-year point is later | 10 January 2027 |
Ground 8 needs at least 13 weeks' rent unpaid (weekly or fortnightly rent) or 3 months' rent (monthly), both when the notice is served and at the hearing. The notice must be on the prescribed form, available from gov.uk. Our section 8 notice guide explains each ground and what the court looks at.
What Happened to Section 21
The Renters' Rights Act 2025 ended section 21 "no-fault" notices for private tenancies in England on 1 May 2026. A section 21 notice served before then could only be used if the landlord applied to court within the time the transitional rules allowed, and by 31 July 2026 at the latest. Claims started in time carry on. Housing association (social housing) tenancies are different: the changes have not reached them yet, and section 21 can still be used there. See our section 21 guide and Renters' Rights Act guide.
If You Are the Tenant
A section 8 notice does not end your tenancy by itself, and you do not have to leave on the date it gives. Only a court can order possession, and a landlord who tries to evict you without a court order may be committing an offence. Check that the notice uses the right form, gives the right grounds and allows enough time. Free advice is available from Shelter, Citizens Advice and your local council, which may also have a duty to help if you are at risk of homelessness. Our eviction process guide covers what happens next.
Frequently Asked Questions
How much notice does a landlord have to give under section 8?
It depends on the ground: 4 months for grounds such as the landlord moving in or selling (Grounds 1 and 1A), 2 months for grounds such as 9, 4 weeks for rent arrears (Grounds 8 and 10), 2 weeks for grounds such as breach of the tenancy (Ground 12), and no minimum period for Grounds 7A and 14. Where a notice uses several grounds, the longest period applies.
Can a landlord still use section 21 in England?
Not for private tenancies. Section 21 ended for private tenancies on 1 May 2026, and notices served before then had to reach court by 31 July 2026 at the latest. Housing association tenancies are not yet covered by the change.
Can my landlord evict me to move in during the first year?
Not with Ground 1. The date in the notice must be at least one year after the tenancy began, and Ground 1 needs 4 months’ notice. The same one-year rule applies to Ground 1A (selling).
Does the calculator work for Wales, Scotland and Northern Ireland?
It shows the notice periods for each, but only works out dates for England. Wales uses occupation contracts, Scotland uses a Notice to Leave (28 or 84 days), and Northern Ireland uses a notice to quit of 4, 8 or 12 weeks depending on how long the tenancy has lasted.
Does this tool store or send my information anywhere?
No. Everything runs in your browser. Nothing you enter is saved or sent anywhere.
Checked on 26 September 2026 against the Housing Act 1988 section 8 and Schedule 2 as amended by the Renters' Rights Act 2025 (in force 1 May 2026 for private tenancies), the Renting Homes (Wales) Act 2016, the Private Housing (Tenancies) (Scotland) Act 2016 and the Private Tenancies Act (Northern Ireland) 2022. This is general information, not legal advice, and RecordingLaw.com is not affiliated with any government body.
Know someone who could use this? Share this free tool: