Ground 15: damage to furniture

Ground 15 of Section 8 lets you seek possession of a furnished let when furniture you provided with the tenancy has deteriorated through ill-treatment by the tenant or someone living with them. It is a discretionary ground with a minimum notice period of 2 weeks. You need to show the condition of each item at the start and now, and the court must decide that eviction is reasonable.

What Ground 15 means in plain English

When you let a property furnished, the furniture is part of what the tenant pays for. Ground 15 applies if they, or anyone living with them, mistreat it so that it deteriorates. The wording is "ill-treatment", so items that have simply aged, or worn through ordinary use, are outside it.

The ground covers furniture provided under the tenancy, not the tenant's own belongings. If the property itself or the common parts are damaged too, use Ground 13 alongside Ground 15.

Ground 15 section 8 conditions

You must prove that:

1. the furniture was provided under the tenancy, which usually means it is listed in the inventory;
2. its condition has deteriorated;
3. the deterioration is due to ill-treatment by the tenant or someone living at the property;
4. if a lodger or sub-tenant is responsible, the tenant failed to take reasonable steps to remove them; and
5. it is reasonable to order possession.

Check your own position first. Upholstered furniture, mattresses, bed bases, pillows and cushions are covered by the Furniture and Furnishings (Fire) (Safety) Regulations 1988, which landlords letting furnished property are generally treated as having to meet. If an item did not comply, you should be replacing it anyway, and the tenant may point that out. Our fire safety guide covers the rules.

How much notice does Ground 15 need?

The minimum is 2 weeks, beginning with the day of service. The question 2.1 date on Form 3A should be the day after that period ends. A notice handed to the tenant on Monday 16 November 2026 can give Monday 30 November 2026. If you post the notice, work from the date it will actually reach the tenant. When you combine grounds, the longest notice period sets the date; our notice period calculator does the sum.

Ground 15 has no other time bar. You must start proceedings within 12 months of service.

What evidence do you need?

• The check-in inventory listing each item of furniture and its condition, ideally signed by the tenant, with photos.
• Dated photos or video of each damaged item now, taken at an inspection arranged in writing.
• Quotes for repair or replacement, or receipts if you have already replaced items.
• Correspondence with the tenant about the damage, including any explanation or offer to pay.
• Your deposit protection certificate and proof you gave the prescribed information.

How to write the Form 3A explanation (question 4.3)

Tick "Grounds 13/15" in question 4.1. In question 4.2, copy the full legal wording of Ground 15 from GOV.UK's legal-wording document. In question 4.3, list each damaged item, its condition at the start and its condition now. A short sample for a fictional landlord:

Ground 15. The property was let furnished. The inventory dated 1 March 2026, signed by the tenant, lists a three-seater sofa, a double bed and mattress, and a dining table with four chairs, all in good condition. At my inspection on 22 October 2026 the sofa frame was broken, the mattress was soaked and stained, and two dining chairs were smashed. The tenant told me the damage happened during a party at the property. Inventory photos, photos from 22 October 2026 and replacement quotes totalling £1,480 are attached.

What will the court consider?

Ground 15 is discretionary. The court must be satisfied that the ground is proved and that ordering possession is reasonable, weighing the interests of you, the tenant and the public. Expect it to look at the value and extent of the damage, whether it was deliberate or a one-off, whether the tenant has offered to repair or pay, and the effect of an order on the household.

The court can adjourn, suspend or postpone an order on conditions. If what you really want is the cost of the damage, a deposit deduction or a money claim may get you there faster, so decide what you want before you serve.

Ground 15 mistakes to avoid

• No inventory, or one that lists "furniture" without describing each item and its condition.
• Treating wear as ill-treatment. A sofa that has sagged over five years of normal use is not mistreated.
• Claiming for items that were not part of the let, such as furniture the tenant brought or a previous tenant left behind without it being listed.
• Using Ground 15 alone when the property itself is damaged too. Add Ground 13, and Ground 12 if a clause has been broken.
• An unprotected deposit, which stops the court making the order.

This page covers England only. Wales (Renting Homes (Wales) Act 2016), Scotland and Northern Ireland have different law.

What to do next

Our Section 8 notice builder adds the legal wording for Grounds 13 and 15 and gives you an evidence checklist. If you mainly want the cost back, read our guide to deposit deductions. For the full possession process, see how to evict a tenant for property damage, or compare every ground in the Section 8 grounds guide.