What Is Ground 1A
Ground 1A is a new mandatory ground for possession introduced by the Renters Rights Act 2025. It allows a landlord to recover possession of a rented property where they genuinely intend to sell it. It replaces what was previously done through Section 21 -- many landlords used Section 21 to end tenancies in order to sell with vacant possession. Ground 1A provides the equivalent route under the new Section 8 framework.
Ground 1A is mandatory -- if proved, the court must grant possession. The landlord does not need to show that the tenant is at fault in any way.
The Conditions for Ground 1A
First, the landlord must genuinely intend to sell the property. This is a subjective intention which the court will assess on the evidence. Evidence of a genuine intention to sell includes: instructing an estate agent, obtaining a mortgage redemption statement, applying for planning permission for works before sale, or having accepted an offer from a buyer. A bare assertion of intention to sell without supporting evidence may not be enough.
Second, the tenancy must have been in place for at least 12 months before the Section 8 notice is served. For tenancies that converted from ASTs on 1 May 2026, the 12-month period runs from that date. This means that no landlord can use Ground 1A to evict a tenant on a converted tenancy until at least 1 May 2027.
Third, the notice period is 4 months. The landlord cannot issue court proceedings until 4 months have elapsed from the date of service.
The 12-Month Re-letting Restriction
This is the most significant restriction associated with Ground 1A and one that landlords must understand before serving the notice. Once the notice period ends and the landlord recovers possession, the property cannot be re-let or marketed for letting for 12 months from the end of the notice period. This restriction applies whether or not the property is actually sold.
If a landlord recovers possession using Ground 1A and then re-lets the property within 12 months rather than selling it, they commit a criminal offence. The restriction is designed to prevent landlords from using Ground 1A as a mechanism to remove tenants they want rid of without a genuine intention to sell.
What Tenants Can Do
A tenant who receives a Ground 1A notice has the right to attend the court hearing and challenge whether the landlord genuinely intends to sell. If the landlord cannot demonstrate a credible intention to sell -- for example, if there is evidence they intend to redevelop or re-let rather than sell -- the ground may fail. Tenants should also monitor what happens to the property after they leave. If it is re-let within 12 months, they may have a claim for compensation and the landlord may face criminal prosecution.
How Ground 1A Compares to Ground 1
Ground 1 covers the situation where the landlord or a close family member wants to move into the property as their principal home. Ground 1A covers sale. Both have the same 12-month minimum tenancy requirement, the same 4-month notice period, and the same 12-month re-letting restriction. Both are mandatory if proved. The key difference is the nature of the landlord's intention -- occupation versus sale.