
Ground 7A of Schedule 2 to the Housing Act 1988 is a highly effective yet often overlooked tool for social landlords, where the appropriate situation arises. Condition 1 of Ground 7A is a mandatory possession after a tenant’s conviction for a “serious offence” in the area, offering landlords a straightforward route to possession. For social housing providers dealing with persistent, high-risk anti-social behaviour, relying on Condition 1 can avoid substantive dispute and lengthy possession proceedings.
Despite its importance, Ground 7A can be missed at the early stages of a case. Sometimes this happens because housing officers are understandably focusing on immediate safety measures such as injunctions, rather than the precise categorisation of the offence.
It also won’t be within their knowledge and will depend on third parties, such as the police and CPS, to provide that information. In other cases, the focus has not been on the serious offence, but the anti-social behaviour. Without a breach of an injunction under section 1 of the Anti-social Behaviour, Crime and Policing Act 2014, Ground 14 regarding anti-social behaviour is a discretionary ground for possession.
This post explains why landlords should always consider Ground 7A Condition 1 as soon as a prospect conviction occurs, and what to do if the opportunity to plead it at the outset has been missed.
Verify the actual offences; you cannot assume Ground 7A Condition 1 does or does not apply
Ground 7A Condition 1 applies only if the tenant has been convicted of a ‘serious offence’ as listed in Schedule 2A of the Housing Act 1985. The schedule sets out a long list of various offences which will meet the criteria for Condition 1.
When relying on this ground, it is essential to request the evidence in support (the charge sheet, confirmation from the CPS, or a PNC printout to verify the prosecution details). Some Landlord Solicitors rely on emails from the police confirming the offence. Whilst not the ‘best evidence’, Courts seem to accept these emails. It is also important to confirm the exact statutory provision cited and ensure that the offence matches the criteria in Schedule 2A, both at the time of the offence and at the hearing.
A possible pitfall is that many anti-social behaviour offences may not be classified as serious offences under Ground 7A condition 1, which can lead to incorrect application of this ground. The alternative is that offences that are classified as serious offences are overlooked, and therefore, Ground 7A is not utilised when it should be.
Confirm the Ground 7A conditions: location, victim and context
Break down condition 1(a)–(b): determine whether the act was committed within the locality, against someone who resides or works there, or against the landlord or housing officer.
It is, of course, insufficient that a ‘serious offence’ was committed. All limbs must be satisfied in order for the court to be compelled to order possession. The required limbs to be met are as follows:-
(a)the tenant, or a person residing in or visiting the dwelling-house, has been convicted of a serious offence, and
(b)the serious offence—
(i)was committed (wholly or partly) in, or in the locality of, the dwelling-house,
(ii)was committed elsewhere against a person with a right (of whatever description) to reside in, or occupy housing accommodation in the locality of, the dwelling-house, or
(iii)was committed elsewhere against the landlord of the dwelling-house, or a person employed (whether or not by the landlord) in connection with the exercise of the landlord’s housing management functions, and directly or indirectly related to or affected those functions.
The second limb then has three potential options; it is not required that all three be met. The first limb is very likely to be identifiable from the outset. Whilst the tenant is easily identifiable, it is possible that it is someone who resides there but is not a tenant.
Where it was committed again can be relatively clear on the face of it, or it can be more ambiguous yet still fall within the scope of the statutory limb (b)(i).
The meaning of locality can be adopted from the authorities used in Ground 14. In Manchester City Council v Lawler and McMillan [1999] 31 HLR 119. The council appealed after a tenant was refused a committal order for breaching an agreement not to harass or cause nuisance in the locality of her home. The judge found she had broken the agreement, but did not commit her because ‘in the locality’ was unclear about the area involved. The Court of Appeal decided the meaning was clear and that her breach occurred within the area near her home. It described the location as being about three roads away, within easy walking distance of the estate, specifically near Haveley Circle and Haveley Road.
The next alternative, second limb is (b)(ii) should also be quite clear. The offence can take place other than in the vicinity, but against a person who lives nearby or has a right to live in housing in that area, including neighbours, other tenants (whether with the same or different landlords), local residents, and people entitled to occupy housing locally, such as social housing tenants.
The final possible second limb, (b)(iii) is when the offence is committed against landlords, including private landlords, housing associations, local authorities, and related personnel such as letting agents, housing officers, contractors, security staff, or anyone acting on behalf of the landlord.
Once it has been established that both limbs are met, the landlord can then take the next step, ensure the Notice to Seek Possession under Ground 7A has been validly served.
Validly serve or ensure the Ground 7A Notice is validly served
Under section 8 and Ground 7A, certain legal requirements must be met. First, the correct prescribed form must be used to ensure compliance with official procedures. The ground for the application must be accurately stated to reflect the specific reasons for the action.
A minimum notice period of 28 days must be provided to the tenant before proceedings can be issued. Service of documentation must occur within 12 months of the conviction (or the failure/abandonment of an appeal), in accordance with s8(4D).
It is also crucial to recognise the importance of contractual clauses that permit service at the last-known address, even if an exclusion injunction is in place. These clauses can ensure that notices are effectively delivered, respecting the legal requirements and safeguarding procedural validity. This can be a topic for another post.
Once the 28 days post-deemed service have passed, the Landlord can issue possession proceedings.
Ground 7A was not pleaded in the Claimant? It’s not over yet
The issue, as above, is that sometimes it becomes apparent after the proceedings have been issued that the evidence or knowledge of a Ground 7 condition 1 offence has been committed. Sometimes, it has occurred after the proceedings have been issued.
Can you possibly add these cases to the current proceedings? At first glance, s8 would prevent this because the Court cannot entertain proceedings for a ground where hte notice required time has not expired.
Brent London Borough Council v Hajan; Poplar Housing and Regeneration Ltd Community Association v Kerr [2024] EWCA Civ 1260 concerned the Ground 7A equivalent of the Housing Act 1985, where by the Court cannot certain proceedings begun before ‘specified date’ after which proceedings may begin. The Claimant service notice regarding Ground s83ZA and then sought to amend the claim, rather than starting a new claim and the consolidating. The Defendant appealed.
The Court of Appeal dismissed the appeal, holding that purpose of the mandatory ground is to expedite fiction where a conviction already proves the anti-social behaviour. Therefore, where the term ‘proceedings’ was used in the 1985 Act, it would also include amendments:-
52. ”But in oral submissions Mr Grundy argued that the amendments themselves could be regarded as “proceedings” and that they are “begun” at some point in the process of obtaining permission to amend and making the amendment. He proposed various dates for the date when proceedings are “begun,” but his final position was that proceedings are “begun” when the landlord applies for permission to amend……. In my judgment there is considerable force in that point. Moreover, all that the order does is to permit the applicant to amend. The applicant may choose not to take up that permission.”
Whilst Brent applies to the 1985 Act, it application can be applied to the 1988 Act.
Concluding remarks
The approach above may very well be adopted by landlords in cases where current proceedings are being pursued on discretionary grounds, and the Renter’s Rights Act 2025 may introduce an alternative, mandatory ground for possession which is preferable.
The same rules apply; if the appropriate notice is served and the relevant time has passed before proceedings can be issued, then the landlord may be able to apply to amend the proceedings to add the new ground, rather than incurring more court time and resources. Issuing separately and looking to consolidate the claims.
Information
Alec Hancock is a practising Barrister at Magdalen Chambers in Exeter. For instructions on matters, please contact Magdalen Chambers via clerks@magdalenchambers.co.uk or by telephone on 01392 285 200.










