Discretionary groundNotice: 2 weeks

Ground 17: Tenant obtained tenancy by false statement

When a tenant lied to get the tenancy - what it covers and how to prove it.

Ground 17 applies where the landlord was induced to grant the tenancy by a knowingly or recklessly false statement made by the tenant, or by a person acting on the tenant's behalf (e.g. a letting agent the tenant instructed).

Common examples include lying about income, employment, the number of intended occupants, pets, or a criminal record. The ground is discretionary, so the court also considers whether it is reasonable to evict.

What you need

  • The original application, reference form, or statement where the false information was given.
  • Evidence proving the statement was false - payslips, employer references, HMRC records, police disclosure, or equivalent.
  • Evidence that the false statement caused you to grant the tenancy (i.e. you would not have let to this tenant on the true facts).
  • Form 3A citing Ground 17.

Common false statements

Inflated income or employment status (claiming to be employed when self-employed or unemployed).

Undisclosed occupants (e.g. a partner moving in who would have failed referencing).

Undisclosed pets.

Non-disclosure of a previous eviction or county court judgment.

Non-disclosure of a criminal record where the landlord's policy required disclosure.

Common mistakes

  • The statement must be knowingly or recklessly false. An honest mistake by the tenant is not sufficient.
  • The false statement must have been made by the tenant or their agent. A landlord reference check that simply missed something does not establish Ground 17.
  • Even with a clear false statement, the court may refuse possession if the tenant has since been a model tenant, the false statement is trivial, or eviction would cause exceptional hardship.
  • Verbal statements are difficult to prove; written application forms or emails are much stronger evidence.

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.