Ground 6 (Redevelopment) Under the Renters' Rights Act 2025 (2026 Legal Guide) — Rules & Requirements
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Sourced from UK Acts of Parliament, statutory instruments, and official guidance. Written in plain language for general understanding — this is educational content, not legal advice. Our editorial standards
What is this right?
Ground 6 is the redevelopment ground — used when a landlord intends to demolish or substantially reconstruct the property and cannot reasonably carry out the works while the tenant remains in occupation.
The RRA 2025 tightened it:
- Notice period doubled to 4 months.
- Reasonableness test. The landlord must show the works cannot be carried out with the tenant in occupation — a high bar. Cosmetic refurbishment, kitchen replacement, or rewiring usually do not qualify.
- Removal expenses. The landlord must pay the tenant's reasonable removal expenses under Housing Act 1988 s. 11. This includes packing, transport, and re-installation of fixtures.
- No re-letting restriction (unlike Grounds 1 and 1A) — once the redevelopment is complete, the landlord can re-let to anyone at any rent.
The landlord must have actually decided to carry out the works at the date of the notice — speculative plans are not enough. Courts look for planning permission applications, builder quotes, financing arrangements, and a realistic project timeline.
When does it apply?
- You are an assured tenant.
- The landlord has served Form 3 citing Ground 6.
- The intended works involve demolition or substantial reconstruction — not a kitchen refit or cosmetic upgrade.
What should you do?
- Ask what works are proposed. In writing. The landlord should be able to describe the works in detail and show planning permission (if required), builder quotes, and a timeline.
- Challenge the "cannot remain in occupation" element. If the works could be done in phases, room by room, or with the tenant decanted to part of the property, the ground fails.
- Claim removal expenses. Under Housing Act 1988 s. 11, the landlord must pay your reasonable removal costs. Get quotes from at least three removals firms and submit them with your claim.
- Negotiate a longer stay. If the works are planned to start months after the 4-month notice, the landlord may agree to extend your tenancy to align with the actual works.
- Apply to the local council as homeless if you cannot find alternative accommodation. Redevelopment-driven evictions often qualify for the priority-need basis.
What should you NOT do?
- Don't accept the notice without evidence of works. Ask for planning documents, contractor quotes, and timeline.
- Don't forgo removal expenses. Many tenants don't know they're entitled — claim them.
- Don't move out early on the strength of the notice alone. The court process takes time, and your bargaining position improves with proximity to the hearing.
- Don't confuse Ground 6 with the absent-landlord redevelopment fudge. If the landlord plans to refurbish and re-let (rather than demolish), that's not Ground 6 — and Ground 1 or 1A would apply with their re-letting restrictions.
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
Does a kitchen refit count as redevelopment?
Almost never. Ground 6 requires demolition or substantial reconstruction — works that fundamentally alter the structure. A kitchen refit, bathroom replacement, or rewiring is cosmetic refurbishment, which does not justify possession under Ground 6.
Can I claim removal expenses?
Yes. Housing Act 1988 s. 11 entitles you to reasonable removal expenses. Get quotes from three removals firms, submit them in writing to the landlord, and if they refuse, claim them as part of the possession proceedings.
What if the landlord wants to refurbish without me there but doesn't actually plan to demolish?
That's not Ground 6. Cosmetic refurbishment doesn't qualify. If the landlord wants vacant possession to refurbish and re-let, they would need to use Ground 1 (move-in) or Ground 1A (sale) — both of which carry the 12-month re-letting restriction.
Can the landlord re-let after the works?
Yes — Ground 6 does not carry the 12-month re-letting restriction that applies to Grounds 1 and 1A. Once the redevelopment is complete, the landlord can let to anyone at any rent.
What is the ground 6: redevelopment — when the landlord wants to rebuild right in United Kingdom?
Ground 6 is the redevelopment ground — used when a landlord intends to demolish or substantially reconstruct the property and cannot reasonably carry out the works while the tenant remains in occupation.The RRA 2025 tightened it:Notice period doubled to 4 months.Reasonableness test. The landlord must show the works cannot be carried out with the tenant in occupation — a high bar. Cosmetic refurbishment, kitchen replacement, or rewiring usually do not qualify.Removal expenses. The landlord must pay the tenant's reasonable removal expenses under Housing Act 1988 s. 11. This includes packing, tra...
When does ground 6: redevelopment — when the landlord wants to rebuild apply?
You are an assured tenant.The landlord has served Form 3 citing Ground 6.The intended works involve demolition or substantial reconstruction — not a kitchen refit or cosmetic upgrade.
What should I do about ground 6: redevelopment — when the landlord wants to rebuild?
Ask what works are proposed. In writing. The landlord should be able to describe the works in detail and show planning permission (if required), builder quotes, and a timeline.Challenge the "cannot remain in occupation" element. If the works could be done in phases, room by room, or with the tenant decanted to part of the property, the ground fails.Claim removal expenses. Under Housing Act 1988 s. 11, the landlord must pay your reasonable removal costs. Get quotes from at least three removals firms and submit them with your claim.Negotiate a longer stay. If the works are planned to s...
What mistakes should I avoid with ground 6: redevelopment — when the landlord wants to rebuild?
Don't accept the notice without evidence of works. Ask for planning documents, contractor quotes, and timeline.Don't forgo removal expenses. Many tenants don't know they're entitled — claim them.Don't move out early on the strength of the notice alone. The court process takes time, and your bargaining position improves with proximity to the hearing.Don't confuse Ground 6 with the absent-landlord redevelopment fudge. If the landlord plans to refurbish and re-let (rather than demolish), that's not Ground 6 — and Ground 1 or 1A would apply with their re-letting restrictions.