Discretionary groundNotice: 2 weeks

Ground 13: Property deterioration

Ground 13 covers situations where the condition of the property has deteriorated because of the tenant, someone in their household, or a visitor with their permission. Damage from normal wear and tear does not count.

It is discretionary. The court will look at the severity of the damage and the tenant's response.

What you need

  • Photographic evidence of the damage, ideally compared with the move-in inventory.
  • A move-in inventory and condition report (vital to prove change of state).
  • A Form 3A citing Ground 13.

Common mistakes

  • Without a baseline inventory, proving the damage is new becomes very hard.
  • Repair invoices and contractor statements help establish cost of damage and reasonableness of eviction.
  • Allowing the tenant to remedy the damage and recording their response (or non-response) builds the case.

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.