Ground 1A Landlord Sale Response Letter
Landlord cited Ground 1A? It's the new 'landlord wants to sell' ground from the Renters Rights Act 2025. Strict conditions apply: 4 months notice, cannot be used in your first 12 months of tenancy, 12-month re-let ban after. Respond formally by Royal Mail.
Send an eviction response letter from £2.79What You Need to Know
- ✓Ground 1A is the brand new 'landlord wants to sell' ground introduced on 1 May 2026. It's mandatory: if proven, the court must grant possession.
- ✓Two key timing rules plus the notice period. Your tenancy must have started at least 12 months before the notice expires (so the earliest service is at month 8). The notice itself must give 4 months. After the notice expires, the landlord cannot re-let for 12 months.
- ✓After Ground 1A is used, the landlord can't re-let or market the property (including Airbnb) for 12 months. Breach is a £40,000 fine and a 24-month Rent Repayment Order claim.
- ✓If your landlord doesn't actually intend to sell, that's a separate offence under section 16J Housing Act 1988 -- starting at £25,000.
About the Notice
Ground 1A is a brand new mandatory possession ground introduced by Schedule 1 of the Renters Rights Act 2025. It lets a landlord recover possession to sell the property. It is mandatory: if proven, the court must grant possession. It is also the most common Section 8 ground for landlords who used to rely on Section 21 when selling.
Two timing conditions must be met for Ground 1A to work. Your tenancy must have started at least 12 months before the notice can expire, which in practice means the earliest a Ground 1A notice can be served is 8 months into the tenancy. The notice itself must give at least 4 months. Miss either and the ground fails.
After the notice expires, your landlord cannot re-let or market the property for letting (including short-term lets like Airbnb) for 12 months from the relevant date in the notice. Breach is a separate offence under the Renters Rights Act 2025: £40,000 Civil Penalty Notice and up to 24 months’ Rent Repayment Order. Your defence: check every time condition, demand evidence of genuine intent to sell, and pursue enforcement if your landlord re-lets within 12 months.
Legal basis
- ·Housing Act 1988, Schedule 2 Ground 1A (introduced by Renters Rights Act 2025 Schedule 1)
- ·Housing Act 1988, s.8 (notice of proceedings for possession)
- ·Housing Act 1988, s.16J (knowingly or recklessly using a possession ground)
- ·Assured Tenancies (Private Rented Sector) (Prescribed Forms and Transitional Provisions) (England) Regulations 2026 (prescribed Form 3A)
- ·Housing Act 2004, ss.213 to 215 (deposit protection)
- ·Renters Rights Act 2025, Part 4 (rent repayment orders)
Which scenario applies to you?
Your tenancy started less than 12 months ago
Ground 1A cannot be used in the first 12 months of a tenancy. The earliest the notice can expire is 12 months after your tenancy started. For tenancies that existed before 1 May 2026, the clock did not reset -- it counts from the original tenancy start, or the start of any later fixed-term renewal you signed.
Stated intent to sell isn't genuine
Your landlord cited Ground 1A but the story doesn't add up. No estate agent instructed, no marketing materials, no valuation, or signals they will re-let after you leave. Section 16J of the Housing Act 1988 makes it a criminal offence to use a Section 8 ground the landlord knows (or is reckless about whether) they cannot prove. Civil penalty up to £40,000 as an alternative to prosecution (£25,000 starting point in statutory guidance).
What the Letter Accomplishes
PostRight generates a formal response letter that checks the validity of the notice in writing, cites the relevant legislation, and creates a dated physical record sent by Royal Mail Tracked 24.
- 1Asks the landlord to confirm the start date of your tenancy and the relevant date for the 12-month protection rule
- 2Asks the landlord to evidence the genuine intent to sell (estate agent instruction, marketing materials, valuation)
- 3Reserves your right to enforce the 12-month re-let prohibition if the property is re-let, and to defend any possession proceedings on the facts
Your Rights
Ground 1A is new and mandatory
Ground 1A is a mandatory possession ground introduced by Schedule 1 of the Renters Rights Act 2025. If proven, the court must grant possession. It replaces the Section 21 route many landlords used when selling. But it comes with strict conditions, and missing any one kills the notice.
12-month tenancy minimum
Ground 1A cannot be used in the first 12 months of your tenancy. The earliest the notice can expire is 12 months after your tenancy started. For tenancies that existed before 1 May 2026, the start date is the original tenancy start (or the start of any later fixed-term renewal). The clock did not reset on 1 May 2026.
4 months’ notice and Form 3A
Ground 1A requires at least 4 months’ notice. A notice giving less is invalid. The notice must be on Form 3A. Your deposit must have been protected in a government-backed scheme before the notice was served. Miss any of these and the notice fails on procedure alone.
12-month re-let prohibition
After the relevant date in the notice, your landlord cannot re-let or market the property for letting (including on Airbnb or other short-term let platforms) for 12 months. Breach is a separate offence under the Renters Rights Act 2025: £40,000 Civil Penalty Notice and up to 24 months’ Rent Repayment Order. Screenshots of any new listing, with date stamps, are powerful evidence.
Common Scenarios
1Your tenancy started less than 12 months ago
Ground 1A can't be used in the first year. Notice invalid. For tenancies that existed before 1 May 2026, the clock counts from the original tenancy start.
2Notice period shorter than 4 months
Ground 1A requires 4 months. A notice with a shorter period is invalid. The landlord would have to serve a fresh notice with the correct period.
3No evidence of genuine intent to sell
Landlord hasn't instructed an estate agent, valued the property, or marketed it. Section 16J of the Housing Act 1988 may apply -- criminal offence with civil penalty up to £40,000 as alternative to prosecution (£25,000 starting point in statutory guidance), plus a Rent Repayment Order.
4Property is re-let within 12 months of you leaving
Breach of the 12-month re-let prohibition. £40,000 Civil Penalty Notice and a 24-month Rent Repayment Order claim. Apply directly to the First-tier Tribunal.
Send your eviction response letter via Royal Mail
PostRight generates a legally-accurate response letter tailored to your situation. Answer a few guided questions, review your letter, and PostRight prints and posts it via Royal Mail Tracked 24 within one business day. A posted letter creates a dated physical record that is far harder to ignore than an email or an online form.
- ✓Cites the correct legislation for your situation
- ✓Sets a clear deadline for the landlord to respond
- ✓States the escalation path if ignored
- ✓Printed on quality paper and posted by Royal Mail Tracked 24
- ✓From £2.79 -- no subscription required
Frequently Asked Questions
What is Ground 1A and when was it introduced?
It's a new mandatory possession ground introduced by Schedule 1 of the Renters Rights Act 2025, in force from 1 May 2026. It lets a landlord recover possession to sell the property. It replaces the Section 21 route many landlords used when selling, but with strict conditions attached.
What are the timing rules for Ground 1A?
Two timing rules plus the notice period. Your tenancy must have started at least 12 months before the notice can expire (so the earliest the notice can be served is at month 8 of the tenancy, with the 4-month notice taking the expiry to month 12). After the notice expires, your landlord cannot re-let the property for 12 months. The notice itself must give at least 4 months. Miss any of these and the ground fails.
My landlord cited Ground 1A but I don't think they're really selling. What can I do?
This is where section 16J of the Housing Act 1988 (added by the Renters Rights Act 2025) bites. It's a criminal offence to use a Section 8 ground the landlord knows or is reckless about whether they can actually prove. Civil penalty up to £40,000 as an alternative to prosecution (£25,000 starting point in statutory guidance). Ask for evidence: estate agent instruction, marketing materials, valuation. If they can't or won't provide it, the case is weak.
What happens if my landlord re-lets the property within 12 months after I leave?
It's a separate offence carrying a Civil Penalty Notice of up to £40,000. You can also apply directly to the First-tier Tribunal for a Rent Repayment Order of up to 24 months' rent. Save evidence: screenshots of any new listing with dates, photos of new tenants, dated emails or texts. You have up to 2 years from the offence to apply.
Does this apply if I live in Scotland, Wales, or Northern Ireland?
No. England only. Scotland, Wales, and Northern Ireland have separate housing law. Contact Shelter Scotland, Shelter Cymru, or Housing Rights NI.
Free Advice Resources
If you need free, independent advice about your eviction notice, the following organisations can help. They can explain your options, check the notice for defects, and support you through any court proceedings.
Shelter England
Free housing advice and legal support for tenants facing eviction. Helpline: 0808 800 4444.
Visit website →Citizens Advice
Free, independent advice on housing, benefits, and tenant rights.
Visit website →Renters Reform Coalition
Campaign group providing guidance on the Renters Rights Act 2025 and tenant protections.
Visit website →GOV.UK: Renters Rights Act
Official government guidance on the Renters Rights Act 2025 and what it means for tenants.
Visit website →Related Eviction Letters
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