How to Evict a Tenant — Full Guide

Tenant Eviction — The Reality

The most common reason landlords want to evict a tenant is non-payment of rent. It sounds straightforward — the tenant isn't paying, so they should leave, right? Unfortunately, the UK's tenant protection laws mean the reality is far more complex. Getting any step wrong can reset the entire process, potentially costing you 3–6 additional months and thousands of pounds in lost rental income.

We are approached by many accidental landlords and portfolio landlords who want to sell their property but have a problem tenant. We provide two solutions: manage the eviction on your behalf, or purchase the property with tenants in situ so you can walk away without the legal headache.

Your Two Main Notice Types

Section 21 Notice (No-Fault Eviction)

A Section 21 notice allows you to regain possession at the end of a fixed-term tenancy without giving a specific reason. Key requirements:

• Cannot be served within the first 4 months of the tenancy
• Must give at least 2 months' notice
• The tenant's deposit must be protected in a government-approved scheme
• You must have provided an Energy Performance Certificate, Gas Safety Certificate, and the government's 'How to Rent' guide
• You cannot use Section 21 if you have failed to comply with improvement notices from the council

Section 8 Notice (Breach of Tenancy)

A Section 8 notice is used when the tenant has breached the tenancy agreement — most commonly through rent arrears. You must specify the legal grounds (Schedule 2 of the Housing Act 1988). The most commonly used grounds are:

• Ground 8 — at least 2 months' rent arrears at the time of notice AND at the hearing (mandatory ground)
• Ground 10 — some rent arrears (discretionary ground)
• Ground 11 — persistent late payment even if not currently in arrears
• Ground 14 — anti-social behaviour (discretionary)

The Faster Alternative: Sell With Tenants In Situ

If the eviction process sounds daunting — and it frequently is — consider the alternative. iPropertyBuyers will purchase your tenanted property with the tenants in place, at a guaranteed cash price, in as little as 7 to 28 days. You walk away with cash, and we deal with the tenant situation. There are no estate agent fees, no legal costs, and no risk of a sale falling through.