Free calculators for landlords in England

These free landlord calculators work out the dates and figures that can make or break a notice in England: the Section 8 notice date, the Section 13 rent increase start date and the Ground 8 rent arrears threshold. Each applies the rules in force since 1 May 2026, and where the law is unclear it uses the later, safer answer. An eviction timeline calculator turns your notice date into key dates from notice to bailiffs.

All the tools are for private landlords in England. Wales has its own law under the Renting Homes (Wales) Act 2016, and Scotland and Northern Ireland are different again.

Which landlord calculators do you need?

If you want to...	Use	You enter	You get
Serve a Section 8 notice	Section 8 notice period calculator	Service date, tenancy start date, grounds	The Form 3A question 2.1 date and the last day to start proceedings
Increase the rent	Section 13 rent increase date calculator	Service date, tenancy start, last increase, rent frequency	The earliest date the new rent can start on Form 4A
Check whether arrears are high enough for Ground 8	Rent arrears calculator	Rent, frequency, arrears, any Universal Credit delay	The Ground 8 threshold, the arrears that count and any shortfall
See how long an eviction takes	Eviction timeline calculator	Your situation, service date and tenancy start date	Key dates from notice to bailiffs, using the notice rules and official median court times

Section 8 notice period calculator

Since 1 May 2026, every private landlord ending a tenancy uses a Section 8 notice on Form 3A. Question 2.1 asks for the earliest date you can start court proceedings, and a date that's too early is one of the mistakes that can invalidate a notice.

The calculator applies:

• the notice periods in the Housing Act 1988 section 8: 4 months, 2 months, 4 weeks, 2 weeks, or none for Grounds 7A and 14;
• the longest period where you use several grounds;
• the 12-month protected period for Grounds 1 and 1A, the 6-month rule for Ground 6, and the June to September window for Ground 4A;
• the 12-month deadline to start proceedings, shown as the day before the first anniversary of service.

For example, a notice served on Monday 2 November 2026 on Grounds 8, 10 and 11 gives a question 2.1 date of Monday 30 November 2026, and a last day to start proceedings of Monday 1 November 2027.

The protected period can move the date a long way. A Ground 1A (selling) notice served on the same day, on a tenancy that began on 1 August 2026, would reach the end of its 4 months on 2 March 2027. Because the date can't fall within the first year of the tenancy, the calculator gives Sunday 1 August 2027 instead. If you plan to sell or move back in, check this before you serve.

Section 13 rent increase date calculator

Since 1 May 2026, the only way to increase rent on a private assured periodic tenancy is a Section 13 notice on Form 4A. Rent review clauses no longer have any effect. The start date in question 4.6 must meet three rules at once:

1. at least 2 months after the tenant receives the notice;
2. at least 52 weeks after the tenancy began and after the last increase took effect;
3. on the first day of a rent period.

The calculator finds the earliest date that satisfies all three. For a monthly tenancy that began on 20 March 2024, with the notice received on Monday 2 November 2026, the earliest new rent date is Wednesday 20 January 2027. It flags the 53-week rule, which can apply where rent days have drifted, but doesn't calculate it.

The 52-week rule catches out landlords with new tenancies. For a monthly tenancy that began on 1 June 2026, a notice received in November 2026 still can't start the new rent before Tuesday 1 June 2027, because the first 52 weeks end on 31 May 2027. Serving early doesn't bring the date forward. An increase that took effect under a rent review clause before 1 May 2026 also starts the 52-week clock, so enter it as the last increase.

Rent arrears calculator (Ground 8 check)

Ground 8 is the mandatory rent arrears ground: if it's proved, the court must order possession. Since 1 May 2026 it needs:

Rent is due	Threshold
Monthly	At least 3 months' rent unpaid
Weekly or fortnightly	At least 13 weeks' rent unpaid
Every four weeks, or other	No threshold set: use Grounds 10 and 11

The threshold must be met both when you serve the notice and at the hearing. Rent unpaid only because a Universal Credit payment hasn't arrived is ignored, and the calculator takes it off before checking. For rent of £1,000 a month with £3,200 owed, of which £400 is a delayed Universal Credit payment, the arrears that count are £2,800, which is £200 short of the £3,000 threshold.

Being short isn't the end of the road. Grounds 10 and 11 have no minimum amount, though they are discretionary, so the court must also think an order is reasonable. That's why rent arrears notices usually rely on Grounds 8, 10 and 11 together.

Eviction timeline

The eviction timeline calculator turns your situation and notice date into key dates: notice, earliest claim date, claim issued, possession order, warrant and bailiff eviction. The court stages use the Ministry of Justice's median times for private landlords from its April to June 2026 statistics, published on 13 August 2026; the median from claim to repossession was 24.6 weeks. The page also sets out the legal minimum for each stage, including the hearing.

How our calculators handle grey areas

Some rules aren't settled, or depend on facts the law doesn't spell out. In each case we choose the answer that is least likely to make your notice invalid.

Issue	What the law leaves open	What the calculators do
A month-end date, such as 31 October plus 4 months	How to count "months beginning with" when the day doesn't exist	Use the 1st of the following month
The Ground 1 and 1A one-year test	The count includes both days, so the day before the anniversary is arguable	Use the first anniversary of the tenancy
The 12-month deadline to start proceedings	Whether the service day counts	Show the day before the first anniversary of service
Posted notices	No statutory deemed-service rule was found for Section 8 notices	Ask for the date the tenant receives it, and advise allowing extra days
Universal Credit delays	The statute mentions Universal Credit only; GOV.UK describes the rule more broadly	Deduct only what you enter; the calculator page explains the difference
Four-weekly rent and Ground 8	The statute sets no threshold	Give no Ground 8 result and point to Grounds 10 and 11
The Section 13 53-week rule	Applies only where rent days have drifted	Flag it for you to check

A date a few days later costs you very little. A date one day too early can mean serving a new notice and starting again.

What the calculators don't do

The calculators check dates and figures against the rules. They don't:

• check whether you can prove a ground, or whether a ground is available on your tenancy;
• check that you've used the right, current form (Form 3A or Form 4A, version 05.26);
• check deposit protection, which can block a possession order even if the notice is perfect;
• cover social housing, which still uses Forms 3 and 4, or any part of the UK outside England.

If your tenant is likely to defend the claim, raises disrepair, or the tenancy is unusual (a company let, a lodger or a mixed-use property), speak to a solicitor.

What to do next

Each calculator links straight to the matching service. Turn a Section 8 date into a completed Form 3A with our Section 8 notice service, or a rent increase date into a Form 4A with our Section 13 notice service. If the notice has expired and the tenant hasn't left, our possession claim guides explain the court stage. To keep your gas, electrical and deposit dates on track as well, see the landlord compliance checklist and set up free reminders.