Yes, your landlord can sell the property you live in. But that does not always mean you have to leave straight away.
Since 1 May 2026, private landlords in England can no longer use Section 21 to evict most private tenants. Instead, they need a legal reason, known as a possession ground, and they must usually use a Section 8 notice. GOV.UK confirms that landlords cannot use Section 21 after 1 May 2026 and must have a ground for possession if they want to end the tenancy.
If your landlord wants to sell, the key ground is Ground 1A.
This guide explains what Ground 1A means for tenants, how much notice you should get, what happens if the property is sold, and what to do if you feel pressured to leave.
This article applies to private renters in England. It is general guidance, not legal advice.
What is Ground 1A?
Ground 1A is the legal route a private landlord can use if they want possession of the property because they intend to sell it.
It is a mandatory ground. This means that if your landlord proves the ground applies, gives a valid notice, and there is no successful defence, the court must usually make a possession order. Shelter explains that Ground 1A can be used where a private landlord wants to sell, and that the court must order possession if the ground is proven.
In plain English, Ground 1A is not about you doing anything wrong. It is not about rent arrears, damage or antisocial behaviour. It is a sale-related eviction route.
Do you have to leave just because your landlord is selling?
No. Your landlord cannot simply tell you to leave because they are selling.
Shelter says tenants do not have to leave straight away if their landlord is selling. The landlord may either try to evict the tenant lawfully so they can sell with vacant possession, or sell the property while the tenant still lives there.
Your landlord must usually follow these steps:
- Give you a valid Section 8 notice.
- Apply to court if you stay after the notice ends.
- Apply for bailiffs if you stay after the date in the court order.
You can stay in your home until the legal process has been completed. Shelter confirms that a tenant can stay until the final step, when bailiffs evict them.
That does not mean you should ignore notices or court papers. It means you should understand your rights before making a decision.
How much notice should you get under Ground 1A?
You should usually get at least 4 months’ notice.
Shelter states that tenants should get at least 4 months’ notice when a landlord uses Ground 1A. GOV.UK also confirms that Ground 1A has a 4-month notice period before a landlord can apply to court.
The notice period is not the same as a guaranteed moving date. If you do not leave by the date in the notice, your landlord must apply to court for a possession order.
Can your landlord use Ground 1A in the first year of your tenancy?
Usually, no.
Your landlord normally has to wait until at least 12 months from the start of your current tenancy before they can ask the court for a possession order under Ground 1A. GOV.UK says Grounds 1 and 1A cannot be used until 12 months after the tenancy started, although notice can be served earlier if the date in the notice is after the tenant has been in the property for 12 months.
Shelter gives the same practical point: your landlord must usually wait at least a year from your tenancy start date before asking a court for an eviction order under Ground 1A.
There are exceptions, for example where the landlord is forced to sell because of a compulsory purchase situation. Most ordinary sales will not fall into that exception.
What should a valid notice look like?
Your landlord must give you a Section 8 notice if they want you to leave because they are selling. The notice should state the legal ground they are relying on, which should be Ground 1A if the reason is sale.
A phone call, text message, WhatsApp message or email saying “we are selling, please move out” is not enough. Shelter is clear that a landlord cannot just tell a tenant to leave because they are selling, and that this is not a legal notice.
Check these points:
- Does the notice say Section 8?
- Does it name Ground 1A?
- Does it give at least 4 months’ notice?
- Does the date line up with the 12-month tenancy protection period?
- Is your name and address correct?
- Has your deposit been protected or returned?
- Has the landlord genuinely shown an intention to sell?
Can you challenge a Ground 1A eviction?
You may be able to challenge it, especially if the notice is wrong or the landlord does not genuinely intend to sell.
Shelter says a judge looks at the evidence and makes an order if the landlord can prove they are selling and gave a valid Section 8 notice. Shelter also says you could stop the eviction if you have evidence that the landlord does not plan to sell, such as messages showing that they do not really want to sell or evidence that the property is being advertised for new tenants.
You may also have a defence if your deposit has not been protected properly. GOV.UK states that the court will not be able to make a possession order if the landlord has not protected the deposit in a government-approved tenancy deposit scheme. Shelter also says a court cannot order your eviction if your deposit has not been protected or returned by the time of the hearing.
Get advice early if you receive a notice. Do not wait until the hearing date.
What happens if the property is sold while you still live there?
Your tenancy does not automatically end.
If the property is sold with you still living there, the buyer normally becomes your new landlord. Shelter says your tenancy does not end if your home is sold to new owners while you still live there. It only ends if the new owner takes the correct legal steps.
Your new landlord cannot simply tell you to leave, even if they bought the property because they want to live there. They would still need to follow the correct legal process.
Do you have to sign a new tenancy agreement after the sale?
Not automatically.
Your new landlord might ask you to sign a new agreement, but Shelter says you do not have to unless you want to. Your tenancy stays the same, even with a new owner. For example, the rent you pay stays the same unless the landlord follows the correct rent increase process.
Be careful before signing anything. A new agreement can replace your old one, so check the terms and get advice if you are unsure.
Can your landlord or agent arrange viewings?
Your landlord or agent might ask for access for viewings, valuations, surveys or inspections.
You should check your tenancy agreement. Shelter says you do not have to allow access unless your tenancy agreement says so, and you can say if the suggested times or days are not convenient.
A practical approach is usually best. You can ask for:
- reasonable notice
- viewings at agreed times
- no open-ended access
- no visits when you are unavailable
- written confirmation of appointments
Refusing all access may not stop the property being sold, and it will not stop a landlord using Ground 1A if they follow the right legal steps. Shelter confirms that stopping sale-related visits does not stop the landlord selling or using Ground 1A.
What if you feel pressured to leave?
Your landlord or agent must not pressure, threaten, harass or force you to leave. Shelter says tenants can ask the council for help if this happens, and councils can fine landlords who break the rules.
Examples of pressure may include:
- telling you that you must leave immediately
- changing locks
- turning up repeatedly without agreement
- threatening to remove your belongings
- cutting off services
- telling you the sale means your tenancy no longer exists
If you are in immediate danger, contact the police. For housing advice, speak to Shelter, Citizens Advice, your local council’s private housing team or a qualified housing solicitor.
What if your landlord says they are selling, but then rents it out again?
There are restrictions on landlords using Ground 1A and then re-letting the property.
Shelter explains that after a landlord uses Ground 1A, they cannot immediately re-let or market the property during the restricted period. That restricted period starts when the Section 8 notice is served and ends 12 months after the end of the notice.
Shelter also says a landlord or their representative can commit an offence if they re-let or market the property during the 12-month restricted period, and that the maximum financial penalty as an alternative to prosecution is £40,000.
If you leave after a Ground 1A notice and later see the property advertised for rent, keep evidence such as screenshots and dates, then report it to the council.
Quick tenant checklist if your landlord says they are selling
Before you make any decision, check:
- Have you been given a formal Section 8 notice?
- Does the notice mention Ground 1A?
- Have you been given at least 4 months’ notice?
- Has your tenancy been running long enough?
- Is your deposit protected?
- Are you being asked to leave by email, text or phone only?
- Are you being pressured to allow viewings?
- Has the landlord shown they genuinely intend to sell?
- Have you received court papers?
- Have you taken advice before agreeing to move out?
Example response to send your landlord or agent
You can adapt this if your landlord has only told you informally that they are selling:
Thanks for letting me know. Please confirm whether you are serving a formal Section 8 notice and which possession ground you are relying on. Until my tenancy ends legally, I understand that my tenancy continues. I am happy to discuss reasonable access arrangements for viewings with proper notice.
Keep a copy of anything you send.
So, can your landlord still sell your rented home?
Yes. A landlord can sell a rented property.
But you do not have to leave just because the property is going on the market. Your landlord must follow the correct legal process if they want vacant possession. If they sell with you still living there, your tenancy usually continues and the buyer becomes your new landlord.
Ground 1A is serious because it can lead to eviction if the landlord proves they genuinely intend to sell. But you still have rights, including proper notice, court process, protection from harassment and the ability to challenge the case if something is wrong.
Need help with your tenancy or maintenance issue?
If ABC Gone manages your home, contact the team for tenancy queries or use the maintenance reporting route for repair issues. ABC Gone’s tenant contact details and maintenance route are part of its published brand guidance.
Phone: 02085 530645
Email: info@abcgone.com
Address: 33 Station Road, Harold Wood, Romford RM3 0BS
For independent legal advice, contact Shelter, Citizens Advice, your local council or a qualified housing solicitor.
