Discretionary groundNotice: 2 weeks
Ground 12: Breach of a tenancy term
Ground 12 lets a landlord seek possession when the tenant has breached a term of the tenancy agreement other than the obligation to pay rent. Common examples include unauthorised pets, unauthorised subletting, smoking in a no-smoking property, and running a business from a residential let.
It is discretionary. The court will weigh the seriousness of the breach against the impact of eviction.
What you need
- A clear, enforceable term in the written tenancy agreement that has been broken.
- Evidence that the breach happened and is ongoing or recent.
- A Form 3A citing Ground 12, with the breach described.
Common mistakes
- Unwritten or 'understood' rules are very hard to enforce. The breach must be of a written term.
- Trivial breaches usually fail. The court must believe eviction is reasonable.
- Evidence collected without consent (covert recordings, snooping) can backfire. Stick to photos of communal areas, written warnings, neighbour statements, or council noise reports.
Source: gov.uk Guide to the Renters' Rights Act 2025. Last verified 2026-05-09. This page is informational, not legal advice. For complex disputes, consult a solicitor.