Section 8 Ground 6: demolition, reconstruction, or substantial works
Direct answer
Ground 6 is a mandatory possession ground that allows a landlord to recover the property to carry out major works that cannot reasonably be done with you in occupation. The notice period is 4 months and the landlord must show genuine plans, planning permission where needed, and that the works actually require vacant possession.
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.
Related guidance inside this topic
- If your next step turns on legacy Section 21 notice rules, read all Section 21 condition guides.
- For the dates, forms, and evidence behind legacy Section 21 notice rules, see Section 21 notice checker before you respond.
- If this issue overlaps with section 13 rent increase rules, check section 13 checker to compare the legal tests.
- For a fuller breakdown of landlord repair duties, use repairs checker for the underlying rule set.
- If you need the route-specific rules on legacy Section 21 notice rules, start with what happens after Section 21 ended so you can check the dates and documents against your own case.
Related articles
- Rent increase rules in England
The split between pre-1 May 2026 and post-1 May 2026 section 13 rules, including Form 4, Form 4A, notice periods, and tribunal rights. - Tenant rights in England: complete guide
The main overview page linking eviction, repairs, deposit protection, rent increases, and illegal eviction rights together. - Renter questions answered
Plain-English answers to the most-asked questions from private renters in England — eviction, deposits, rent increases, repairs, illegal eviction, and pets. - Old rules vs new rules after May 2026
The side-by-side transition guide for Section 21, Section 8, rent increases, and periodic tenancies after 1 May 2026. - Renters' Rights Act 2026: complete guide
The main reform guide covering Section 21 abolition, Section 8, rent increases, pets, and private rented sector enforcement changes.
Common questions
- What counts as 'substantial works' under Ground 6?
- Demolition, major structural alteration, or a reconstruction that cannot be done with the tenant in occupation. Routine repairs, redecoration, replacing a kitchen, or a single-room conversion will not normally qualify.
- Am I entitled to compensation if Ground 6 succeeds?
- Yes. Section 11 of the Housing Act 1988 entitles a tenant evicted on Ground 6 to reasonable removal expenses from the landlord. Keep receipts for removals, deposits on new property, and similar costs.
- Does a Ground 6 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.
Use the interactive checker on getrentersrights.com for the full step-by-step result.