New Ways to Get Your Property Back: Meet Grounds 1A, 4A & 6B 

If you are a private landlord with one or two properties, the [Renters’ Rights Act 2025] has changed the way you recover possession in England. Since 1 May 2026, landlords can no longer rely on Section 21 in the usual way, which means using the correct Section 8 ground is now more important than ever. For landlords who are short on time, focused on cashflow, and trying to protect a growing portfolio, understanding these new grounds can help you act with confidence and avoid costly delays.  

Below is a practical guide to three important new possession grounds introduced under the Act. 

1. Ground 1A: Regaining Possession to Sell Your Property 

Ground 1A gives private landlords a clear legal route to recover possession where there is a genuine intention to sell. This can be especially helpful if your circumstances have changed due to retirement, financial pressure, or a decision to restructure your portfolio. 

Key points: 

1. You must give the tenant four months’ notice 

2. The tenant cannot be required to leave within the first 12 months of a new tenancy 

3. Notice may be served during the first year, but it must not expire before month 12 

Why this matters: 

This ground offers certainty where a sale is necessary, while still requiring landlords to follow a structured legal process. 

2. Ground 4A: Possession for Student Lets (HMOs) 

Ground 4A is aimed at landlords who let to students in a House in Multiple Occupation (HMO) and need the property back for the next academic year. 

Your property may count as an HMO if: 

1. At least three tenants live there 

2. They form more than one household 

3. They share facilities, such as a kitchen or bathroom 

Requirements: 

1. You must give four months’ notice 

2. The tenancy must fit the academic cycle 

3. The ground cannot be used if the tenancy was granted more than six months before the student moved in 

Why this matters: 

This helps student landlords avoid tenancy overlap and gives time to prepare the property for the next intake. 

3. Ground 6B: Regaining Possession After Enforcement Action 

Ground 6B applies where enforcement action has been taken and the property can no longer lawfully continue to be occupied in the same way. 

Examples include: 

1. Overcrowding 

2. Serious safety issues 

3. Local authority action requiring a reduction in occupancy 

Requirement: 

1. You must give four months’ notice 

Why this matters: 

If the property cannot legally be occupied, the court must grant possession where the ground is properly made out. This protects landlords from being forced to continue a tenancy that would put them in breach of housing obligations. 

What This Means for Landlords 

These new grounds provide more flexibility, but they also come with strict rules. Serving the wrong notice, choosing the wrong ground, or failing to gather evidence can lead to unnecessary delay and failed possession claims. 

To stay protected: 

1. Check that the ground applies before serving notice 

2. Keep evidence showing why you need possession 

3. Use the correct notice period and legal form 

4. Act early to avoid expensive mistakes