Section 8 Ground 13: deterioration of the property
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Direct answer
Ground 13 allows a landlord to seek possession where the property has deteriorated because of tenant waste, neglect, or default. It is discretionary, with a 2-week notice period. Causation is central: the landlord must distinguish tenant-caused deterioration from fair wear, pre-existing condition, and landlord disrepair.
Received a notice citing this ground? Run the free Section 8 notice checker.
This is legal information, not legal advice. If your situation is urgent or already in court, call Shelter on 0808 800 4444 or contact your local Citizens Advice for free expert advice.
Free checkers
- Section 8 checker
Run the free interactive Section 8 checker for a personalised analysis based on your facts. - All Section 8 grounds
Browse the hub of the main Section 8 possession grounds private renters face.
Other Section 8 grounds of the same type
- Section 8 Ground 14: anti-social behaviour or nuisance
Ground 14, Schedule 2 HA 1988: anti-social behaviour, nuisance, or conviction at or near the dwelling. Discretionary ground, no notice period, defences. - Section 8 Ground 14A: domestic violence in social housing
Ground 14A, Schedule 2 HA 1988: domestic violence cases for specified social and registered landlords only. Discretionary ground, 2 weeks notice. - Section 8 Ground 15: damage to furniture
Ground 15, Schedule 2 HA 1988: deterioration of furniture provided under the tenancy. Discretionary ground, 2 weeks notice. Defences and reasonableness. - Section 8 Ground 17: tenancy obtained by a false statement
Ground 17, Schedule 2 HA 1988: tenancy granted on a false statement. Discretionary ground, 2 weeks notice. Causation, knowledge, and reasonableness. - Section 8 Ground 10: some rent arrears
Ground 10, Schedule 2 HA 1988: some rent arrears at notice and hearing. Discretionary ground, no minimum threshold, reasonableness test. Defences explained. - Section 8 Ground 11: persistent late payment of rent
Ground 11, Schedule 2 HA 1988: persistent delay in paying rent, even when not currently in arrears. Discretionary ground, reasonableness test, defences.
Related guidance inside this topic
- If your next step turns on Section 8 grounds and possession procedure, read how to challenge an eviction notice.
- For the dates, forms, and evidence behind Section 8 grounds and possession procedure, see eviction timeline guide before you respond.
- If this issue overlaps with Section 8 grounds and possession procedure, check Eviction court hearing: what tenants should expect to compare the legal tests.
- For a fuller breakdown of Section 8 grounds and possession procedure, use what invalidates a Section 8 notice for the underlying rule set.
- If you need the route-specific rules on Section 8 grounds and possession procedure, start with Section 8 checker so you can check the dates and documents against your own case.
Sources used for this guide
These are primary legislation and public guidance sources that support the legal-information framework used on this page.
- Housing Act 1988
Primary statute for assured tenancies, Section 8 possession notices, Schedule 2 grounds, and legacy Section 21 rules. - Renters' Rights Act 2025
Primary reform statute referenced by these guides for the 2026 private rented sector changes in England. - GOV.UK assured tenancy forms guidance
Official forms guidance for assured tenancy possession notices, including the current Section 8 notice forms used in England. - GOV.UK: grounds for possession tenant guidance
Government guidance for tenants on possession notices, grounds, court, possession order, and enforcement stages. - Shelter Legal: Section 8 notices
Shelter Legal guidance on Section 8 notice validity, Form 3, particulars, service, notice periods, and time limits.
Related articles
- Section 8 eviction grounds in 2026
The main guide to mandatory and discretionary Section 8 grounds, notice periods, evidence, and court reasoning. - Can my landlord evict me in 2026?
A route-selection guide for tenants trying to distinguish valid possession, informal pressure, and unlawful eviction. - Section 8 notice periods by ground in 2026
Section 8 notice periods by ground after 1 May 2026. Compare rent arrears, sale, occupation, breach and anti-social behaviour timings. - Section 8 Form 3A and Form 3: what tenants should check
Received a Section 8 notice in England? Check Form 3A or an older Form 3 for missing details, dates and grounds. Start a free notice check. - Possession order: what happens next?
What happens after a possession order in England: dates, suspended orders, outright orders, warrants, bailiffs, urgent advice, and evidence to keep.
Common questions
- What is the difference between deterioration and wear and tear?
- Wear and tear is the normal degradation that comes from ordinary use of a property over time - faded paint, worn carpets, minor scuffs. Deterioration under Ground 13 means damage beyond ordinary use: holes in walls, broken fittings, neglected garden becoming a hazard, or similar. Tribunals have well-developed case law on the line between the two.
- Can my landlord evict me for damp and mould?
- Ground 13 can apply only if the landlord proves the statutory tenant-caused deterioration and the court finds possession reasonable. Damp and mould may instead arise from landlord disrepair, fitness defects, occupancy, or mixed causes, so inspection evidence and the repair chronology matter.
- What evidence will the court expect from me?
- Photos of the property condition, copies of any inventory or check-in report, records of repair requests to the landlord, evidence of repairs you have completed, and any council inspection reports. Independent surveyor evidence is rarely needed but can decisively shift a damp case.
- Does a Ground 13 Section 8 notice mean I have to leave immediately?
- No. A Section 8 notice never gives a landlord the right to evict you on its own. Even after the notice period expires, the landlord must apply to the county court, win a possession order, and then book a court bailiff. Until a bailiff with a warrant attends, you do not have to leave. If anyone tries to remove you without that paperwork, that is illegal eviction.
- Where can I get free, urgent advice?
- Call Shelter on 0808 800 4444 or contact your local Citizens Advice. If you are at immediate risk of being locked out, contact the police and your local council's tenancy relations team. This guide is legal information, not legal advice.
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