12-Month Protected Period from 1 May 2026: Possession Ground Restrictions
Most Section 8 possession grounds are blocked in the first 12 months of a tenancy. Here's exactly what's allowed, what's not, and how to plan around it.
Why the Protected Period Exists
The Renters' Rights Act 2025 introduces a 12-month protected period at the start of every new tenancy. The purpose is straightforward: tenants should have security of tenure for at least one year after moving in. Without this protection, a landlord could let a property and then immediately serve notice to regain possession, which would undermine the entire point of abolishing Section 21.
The protected period runs from the date the tenancy begins — not the date the tenant moves in or the date the first rent payment is made.
What You Cannot Do in the First 12 Months
Most Section 8 possession grounds are blocked during the first year. You cannot serve notice using any of the following grounds during this period:
- Ground 1 (landlord wishes to occupy) — blocked unless notice was given before the tenancy started
- Ground 1A (landlord wishes to sell) — blocked unless notice was given before the tenancy started
- Ground 4 (student letting) — blocked
- Ground 5 (minister of religion) — blocked
- Ground 6 (demolition or reconstruction) — blocked
- Ground 6A (superior lease ending) — blocked
- Ground 9 (suitable alternative accommodation) — blocked
You also cannot increase the rent during the first 12 months. Section 13 notices served during this period are invalid.
For full details on every ground, see our complete Section 8 guide.
What You Can Still Do
Certain grounds remain available throughout the tenancy, including the first year. These are the grounds where the situation is serious enough that waiting 12 months would be unreasonable:
| Ground | Reason | Notice Period |
|---|---|---|
| Ground 1 (with prior notice) | Landlord moving in — but only if written notice was given before the tenancy started | 4 months |
| Ground 1A (with prior notice) | Landlord selling — but only if written notice was given before the tenancy started | 4 months |
| Ground 2 | Mortgage lender exercising power of sale | 4 months |
| Ground 7A | Serious antisocial behaviour or criminal offence | 4 weeks |
| Ground 7B | Riot or public disorder conviction | 4 weeks |
| Ground 8 | Serious rent arrears (at least 3 months' arrears at both notice date and hearing date) | 4 weeks |
Important Notes on Grounds 1 and 1A
Grounds 1 (moving in) and 1A (selling) are only available in the first year if you gave the tenant written notice before the tenancy began that you may need to use these grounds. If you did not give prior notice, you must wait until the 12-month protected period has passed.
This is why it is good practice to include a prior notice clause in every tenancy agreement, even if you have no current plans to sell or move in.
Planning Around the Protected Period
The 12-month restriction is absolute — there are no exemptions or workarounds. Here is how to plan sensibly:
- Before letting: Consider whether you might need the property back within 12 months. If there is any chance you might sell or move in, give the required prior notice in writing before the tenancy starts.
- Rent setting: Set the rent at the right level from day one. You cannot adjust it for a full year — see our rent increase guide — so do your market research upfront.
- Problem tenants: If a tenant causes antisocial behaviour or falls into serious arrears, Grounds 7A, 7B, and 8 are still available. You are not powerless.
- Documentation: Keep clear records of the tenancy start date. Disputes about when the protected period ends are avoidable with good paperwork.
How Get Let Flow Helps
Get Let Flow tracks the start date of every tenancy and calculates the protected period automatically. It flags which Section 8 grounds are available at any point in time, so you never accidentally serve a notice that a court will reject.
Key Takeaways
- The 12-month protected period applies to all new tenancies under the RRA 2025
- Most possession grounds are blocked, but serious cases (arrears, antisocial behaviour) are still covered
- Grounds 1 and 1A require prior written notice given before the tenancy starts
- Rent cannot be increased during the first 12 months
- Plan ahead — set the right rent and give prior notices at the start
Get Let Flow handles this automatically
Every rule mentioned in this guide is enforced automatically in Get Let Flow. Certificate tracking, notice generation, eligibility checks, deposit validation, and tenant communications — all built in.
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