Regain control of your property quickly and efficiently.
The Renters’ Rights Act is now in force, changing how landlords regain possession of residential property. Since 1 May 2026, Section 21 has been abolished, meaning landlords can no longer issue new Section 21 notices and must now rely on Section 8 and the relevant statutory grounds for possession.
Grounds 1 and 1A now act as the main alternatives to the former Section 21 route. Ground 1 applies where a landlord intends to move back into the property as their main residence, while Ground 1A applies where the landlord intends to sell. Other Section 8 grounds may apply where there are rent arrears, tenancy breaches, property damage, anti-social behaviour or other legally recognised reasons for possession.
his makes it vital for landlords to take the correct approach from the outset. The chosen ground must match the circumstances, the notice must be valid, and the supporting evidence must be strong enough to withstand scrutiny if the matter reaches court. Incorrectly evicting a tenant can result in delays, failed possession claims and significant financial penalties.
AST Assistance works exclusively with landlords, providing practical guidance with Section 8 evictions under the new grounds-based system. We can assess your circumstances, identify the correct possession grounds and guide you through the next steps, including working with trusted independent solicitors where court proceedings or formal legal paperwork are required.
Do not risk taking the wrong step under the new eviction rules. Contact AST Assistance’s Renters’ Rights triage team today to review your position, understand the correct possession route and move forward with greater certainty.
Our approach to Section 8 evictions
AST Assistance supports landlords in carrying out the Section 8 process to evict tenants lawfully and with precision. Regaining possession of a property requires each stage to be handled carefully and in full compliance with tenancy legislation. We work with landlords across the spectrum, from single-property owners to those managing larger portfolios, to make the process structured and efficient.
A section 8 notice must be drafted and served correctly to meet statutory requirements. Even minor errors can result in costly delays or the notice being struck out entirely. We take responsibility for preparing and issuing notices, overseeing the process from start to finish, and liaising with independent solicitors where legal proceedings become necessary.
Alongside formal proceedings, AST Assistance also offers mediation services. This provides an opportunity for landlords and tenants to resolve disputes without immediate recourse to the courts. Mediation can help reach agreements that reduce disruption and protect tenancy relationships, while preserving the landlord’s right to proceed with eviction if issues remain unresolved.
Step 1 - Take control
We take charge of the initial process, relieving landlords of the administrative burden that comes with an eviction. This may include:
- Drafting and serving notice in line with section 8 statutory requirements.
- Managing communications with tenants and maintaining oversight of the tenancy during proceedings.
- Beginning debt recovery action where rent arrears have accrued.
Step 2 - Take action
Once the notice period ends and if a tenant refuses to leave, we work with our panel of independent solicitors to progress the case should a possession order or court proceedings be required. At this stage, we will arrange for:
- Preparation of court paperwork: arranging for all required legal documents to be completed accurately.
- Submitting claims: following your approval, the possession claim will be filed with the court.
Step 3 - Take it to Court
If the matter proceeds to a court hearing, our independent solicitors manage the legal process on your behalf, including:
- Preparing and presenting bundles of evidence in the correct format to start court possession proceedings.
- Responding to challenges or queries raised by the tenant or court.
- Providing professional representation during the court process.
Step 4 - Take possession
Where the court grants an eviction warrant and the tenant remains in occupation, we arrange enforcement to regain possession. This may involve:
- Instructing County Court bailiffs to carry out lawful recovery of the property.
- Coordinating the eviction process to prevent direct confrontation between landlord and tenant.
Throughout each stage of the possession process, AST Assistance manages every aspect to minimise delay and safeguard compliance. By combining our tenancy law expertise with the support of trusted independent solicitors, we give landlords a clear and structured route to regaining possession of their property.
Section 8 packages
Stage one packages - fees starting from £70 |
|
Services |
Description |
| Bronze | AST Assistance will draft a legally compliant eviction notice, tailored to your circumstances and ready to be served on your tenant. Once completed, we will share the notice with you for your approval before it is issued. |
| Silver | We will review the information you have provided to confirm that all required pre-serving documentation is in place. Once this has been verified, we will draft an eviction notice that is fully prepared and ready for you to serve on your tenant. |
| Gold | We will write to the tenant to introduce ourselves, provide all required pre-serving documentation, prepare and serve an eviction notice on your behalf and manage all communication with the tenant until the eviction has been finalised and the notice end date has passed. |
Additional packages - fees starting from £250 |
|
Stages |
Description |
| Stage two | Our trusted independent solicitor will carefully prepare all the necessary paperwork to request a possession order from the court. This includes reviewing the details of your case, drafting the application with precision, and submitting it on your behalf. They will also oversee the process to make sure everything progresses smoothly and within the required legal framework. |
| Stage three | Should your case be called to a hearing (in the instance that your tenant defends or the judge requires additional discussion), our solicitor will arrange the paperwork and court representation. |
| Stage four | Should the tenant fail to vacate the property once a possession order has been granted, we will manage the full process of instructing County Court bailiffs. This includes preparing and submitting the required application to the court, organising dates for attendance, and liaising directly with the bailiffs to coordinate access. We will also keep you updated throughout, handling all communication and arrangements until the eviction has been completed. |
| Completion | File closure admin and filing fee. |
Mediation - fees starting from £250 |
|
Services |
Description |
| Mediation letter | AST Assistance provides a mediation letter drafting service, preparing clear and professional letters that open negotiations with tenants. This approach encourages amicable resolutions, helping to reduce conflict and disruption while keeping formal legal action available if needed. |
| Full mediation service | We will draft the letter and initiate communication with your tenant, setting out the issues in a clear and professional manner. From there, we will manage all correspondence, organising discussions and mediating between you and your tenant to keep dialogue constructive. Our aim is to help both parties reach an amicable agreement wherever possible, reducing the stress, time and disruption that can come with formal eviction proceedings. |
FAQs about Section 8 evictions
What is a Section 8 notice?
A Section 8 notice is a formal step available to landlords when a tenant has breached the terms of their tenancy agreement. It is issued under the Housing Act 1988 and sets out the section 8 grounds for eviction relied upon for possession of the property. These grounds cover a range of circumstances, such as the tenant has persistently failed to pay rent, created anti-social behaviour, or damaged the property. Serving a Section 8 notice is often the first stage in beginning eviction proceedings where a tenant’s conduct or failure to comply with their obligations has affected the tenancy.
What are the differences between mandatory and discretionary grounds?
When serving a Section 8 notice, the grounds relied upon will either be mandatory or discretionary. Mandatory grounds for possession mean that if the landlord can demonstrate the conditions of that ground are satisfied, the court has no choice but to grant possession.
Discretionary grounds, on the other hand, allow the court greater flexibility. Even if the landlord can show that the tenant has breached the tenancy, the judge will consider whether it is reasonable to make an order for possession. The outcome will depend on the evidence presented and the overall circumstances of the case.
The differences between these two categories will affect both the way the notice should be drafted and the likelihood of the court granting possession. At AST Assistance, we advise landlords on which grounds are most appropriate for their situation and guide them through the process to reduce the risk of delay or dismissal.
How long does a Section 8 eviction take?
The timeframe for a Section 8 eviction can vary considerably and is influenced by several factors, including the grounds for eviction, the tenant’s willingness to comply, and the current level of court backlog. Straightforward cases, such as those involving clear rent arrears, may progress more quickly, while defended claims or disputes over the grounds can cause delays. In practice, the process can take anywhere from a few months to longer periods where the matter requires a full hearing.
What is a Section 8 warrant?
A Section 8 warrant is a legal document that authorises the police to enter and search premises for evidence linked to an indictable offence. It is issued under Section 8 of the Police and Criminal Evidence Act 1984 and also applies under Section 8 of the Misuse of Drugs Act 1971. The warrant allows officers to lawfully search for evidence such as documents, controlled substances, or other materials connected to serious offences, including drug-related crimes.
For landlords, the discovery of drug-related activity at a rental property can have direct implications under housing legislation. Evidence obtained under a Section 8 warrant may provide valid grounds for eviction, particularly under Ground 12 (breach of tenancy obligations) or Ground 14 (use of the property for illegal or immoral purposes). In such cases, a Section 8 notice can be served to begin possession proceedings against the tenant involved.
It is important to follow the correct legal process once grounds for eviction have been established. Landlords cannot take matters into their own hands by changing locks, removing tenants, or interfering with their possessions. Repossession can only be enforced through a possession order and, if necessary, with the involvement of court-appointed bailiffs. Acting outside of this procedure could amount to a criminal offence and expose you to criminal liability or counterclaims from the tenant.
What are the Section 8 requirements for landlords?
A Section 8 notice must be completed using the prescribed form and include specific information to be valid. This means clearly identifying the tenancy and the parties involved, setting out the grounds for possession you are relying upon, and giving detailed reasons to support those grounds. The notice must also state the date on which possession proceedings may begin, which will depend on the notice period required for the ground or grounds used.
AST Assistance can help you get Section 8 notices right so you avoid the risk of delays, added costs, or the notice being rejected by the court.
Contact us
Contact us today and find out how we can help you reclaim your property. Call 01706 619 954, email info@ast-assistance.com, or fill in our online contact form.
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