Can I claim the repair costs at the same time?

A possession claim on Ground 13 or 15 does not recover repair costs. Those go through the deposit scheme or a separate money claim.

What if the damage was done by the tenant's partner or child?

The grounds cover the tenant and anyone living in the property. For a lodger or sub-tenant, you also need to show your tenant has not taken reasonable steps to remove them.

Should I cite Ground 12 as well?

If the agreement has a clause about keeping the property in good condition, breaking it is also Ground 12. Many landlords cite 12 with 13 and 15.

Damage to the property or furniture

Where the property or the furniture has deteriorated because of the tenant's neglect or ill-treatment, or that of someone living with them, the notice is a Section 8 notice on Form 3A citing Ground 13 for the property and Ground 15 for furniture. The court decides whether possession is reasonable.

The form is free. Serving it right is the hard part: see what PostRight checks

Serve a Section 8 notice for damage

Ground 13 and Ground 15

Ground 13 covers the property and any shared parts of the building. Ground 15 covers furniture you provided. Where the damage was done by a lodger or sub-tenant, the ground applies if your tenant has not taken reasonable steps to remove them.

Wear and tear is not damage

Ordinary wear over the tenancy does not count. The grounds need more: a garden left to ruin, holes in walls, a kitchen wrecked by misuse. Dated photographs and the check-in inventory are the evidence.

The notice period

Two weeks, plus a margin for delivery, from the day the notice is posted. The notice lasts twelve months.

Two things to check first

Deposit protected with the deposit paperwork given; an address in England or Wales given to the tenant for notices. The wizard checks both.

What PostRight does

Form 3A is free on GOV.UK. PostRight fills it in from your answers, works out the dates, prints it, posts it Tracked 24 and emails your certificate of service. From £29.99. PostRight is not a law firm and does not give legal advice.