Ground 1A (Sale of Property) Under the Renters' Rights Act 2025 (2026 Legal Guide) — Rules & Requirements
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What is this right?
Ground 1A is the most-watched new possession route created by the Renters' Rights Act 2025. Before the RRA, no statutory ground specifically covered "I want to sell" — landlords used Section 21 instead. With Section 21 abolished, Parliament needed a Ground 8-style mandatory route for genuine sales, and Ground 1A is the answer.
The structure mirrors Ground 1 (landlord moving in) deliberately — same 4-month notice, same 12-month tenancy protection, same 12-month re-letting restriction. The intention requirement is what differentiates them: Ground 1A requires a genuine intention to sell, not to occupy.
The court looks for a settled intention, not a vague aspiration. Typical evidence: an estate-agent instruction letter dated before the notice; a draft sale contract; correspondence with a conveyancer; evidence that the landlord cannot afford to keep the property. The legislation does not require the sale to have completed — only that the landlord genuinely intended to sell at the date of the notice and at the hearing.
What stops abuse: the restricted period. If the landlord re-lets within 12 months of the date specified for possession in the notice, the local council can fine them £7,000 (first offence) or £40,000 (continued / repeated). Tenants can also apply for a Rent Repayment Order for up to 24 months of rent.
When does it apply?
- You are an assured tenant (Assured Periodic Tenancy from 1 May 2026).
- The landlord has served Form 3 citing Ground 1A.
- The tenancy has run, or the notice will expire, after the first 12 months.
- The landlord asserts a genuine intention to sell — usually by transferring freehold or long leasehold for valuable consideration.
What should you do?
- Check the notice form. Must be Form 3, must expressly cite Ground 1A in section 3, must give a possession date at least 4 months from service, and that date must fall after the 12-month anniversary of the tenancy.
- Ask for sale evidence. Reasonable request: copy of estate-agent instruction letter, draft sale particulars, or evidence the property is on Rightmove / Zoopla. Genuine sellers will share. Speculative ones will resist — and the court notices.
- Track the listing. Save screenshots of the Rightmove / Zoopla page including listing date. If the property is listed for re-letting at any point before 12 months from the notice's possession date, that is direct evidence of breach of the restricted period.
- Don't surrender voluntarily before the court order. If you sign a deed of surrender, you may waive the protections of Ground 1A — including the re-letting restriction. Wait for the possession order.
- Negotiate where you have leverage. If the landlord has a buyer lined up who needs vacant possession by a particular date, they have a real incentive to compensate you for an earlier move. Take legal advice before agreeing to anything in writing.
- Report breaches. Use the local council's private-rented-sector enforcement team. If the property is re-let in the restricted period, you can also apply for a Rent Repayment Order through the First-tier Tribunal (Property Chamber).
What should you NOT do?
- Don't accept a Ground 1A claim at face value if the landlord has a history of citing different grounds. Repeat use across multiple properties — sale on one, move-in on the next, sale on the next — is a pattern courts and councils take seriously.
- Don't move out before the court order unless you have a written settlement compensating you fairly. The 4-month notice gives you time to find alternative accommodation; you do not have to leave on day 1 of the notice period.
- Don't sign anything labelled "deed of surrender" or "voluntary termination" without legal advice — you may be giving up the protections of the restricted period.
- Don't confuse Ground 1A with Section 21. Section 21 was abolished on 1 May 2026. Any notice purporting to use Section 21 after that date is invalid on its face.
About Housing Rights in United Kingdom
If you rent in England or Wales, your tenancy mostly runs under the Housing Act 1988. The Renters' Rights Act 2025 ends Section 21 'no-fault' evictions from 1 May 2026 and turns every assured shorthold into a rolling periodic tenancy. Repairs sit under the Landlord and Tenant Act 1985 and the Homes (Fitness for Human Habitation) Act 2018, deposits must be protected within 30 days, and discrimination is covered by the Equality Act 2010. Scotland and Northern Ireland have separate rules.
Common Questions
What if my landlord serves Ground 1A but never actually sells the property?
The court only needs to be satisfied of a genuine intention at the date of the notice and the hearing — actual completion is not required. But if the property is later re-let within 12 months of the date specified for possession, that is a clear breach of the RRA 2025 restricted-period rule. Councils can fine up to £7,000 (first offence) or £40,000 (continued / repeated). Tenants can apply for a Rent Repayment Order for up to 24 months' rent.
Can my landlord serve Ground 1A in the first year of my tenancy?
No. The notice cannot expire before the first anniversary of the tenancy. Because the notice period is 4 months, that practically means no Ground 1A notice can be served in the first 8 months of the tenancy.
What evidence does the landlord need to show genuine intention to sell?
An estate-agent instruction letter, a draft sale contract, listing screenshots from Rightmove / Zoopla, or correspondence with a conveyancer. The court treats Ground 1A like Ground 1 — a bare assertion is not enough.
Does the 12-month re-letting restriction apply if the sale falls through?
Yes. The restricted period runs from the date specified for possession in the notice. If the sale falls through, the landlord cannot simply re-let — they would need to wait out the 12 months or face civil-penalty exposure.
What is the ground 1a: sale of property — the new possession route under the rra 2025 right in United Kingdom?
Ground 1A is the most-watched new possession route created by the Renters' Rights Act 2025. Before the RRA, no statutory ground specifically covered "I want to sell" — landlords used Section 21 instead. With Section 21 abolished, Parliament needed a Ground 8-style mandatory route for genuine sales, and Ground 1A is the answer.The structure mirrors Ground 1 (landlord moving in) deliberately — same 4-month notice, same 12-month tenancy protection, same 12-month re-letting restriction. The intention requirement is what differentiates them: Ground 1A requires a genuine intention to sell, not to oc...
When does ground 1a: sale of property — the new possession route under the rra 2025 apply?
You are an assured tenant (Assured Periodic Tenancy from 1 May 2026).The landlord has served Form 3 citing Ground 1A.The tenancy has run, or the notice will expire, after the first 12 months.The landlord asserts a genuine intention to sell — usually by transferring freehold or long leasehold for valuable consideration.
What should I do about ground 1a: sale of property — the new possession route under the rra 2025?
Check the notice form. Must be Form 3, must expressly cite Ground 1A in section 3, must give a possession date at least 4 months from service, and that date must fall after the 12-month anniversary of the tenancy.Ask for sale evidence. Reasonable request: copy of estate-agent instruction letter, draft sale particulars, or evidence the property is on Rightmove / Zoopla. Genuine sellers will share. Speculative ones will resist — and the court notices.Track the listing. Save screenshots of the Rightmove / Zoopla page including listing date. If the property is listed for re-letting at any point be...
What mistakes should I avoid with ground 1a: sale of property — the new possession route under the rra 2025?
Don't accept a Ground 1A claim at face value if the landlord has a history of citing different grounds. Repeat use across multiple properties — sale on one, move-in on the next, sale on the next — is a pattern courts and councils take seriously.Don't move out before the court order unless you have a written settlement compensating you fairly. The 4-month notice gives you time to find alternative accommodation; you do not have to leave on day 1 of the notice period.Don't sign anything labelled "deed of surrender" or "voluntary termination" without legal advice — you may be giving up the protect...