Section 8 Ground 17: False Statement by a Tenant
Ground 17 applies where the landlord was persuaded to grant the tenancy by a false statement made knowingly or recklessly by the tenant, or by someone acting on the tenant’s behalf.
It is discretionary and needs at least 2 weeks’ notice. The landlord has to show the statement was false, that it was made knowingly or recklessly, and that it led to the tenancy.
General information about private renting in England, checked against the official sources listed below. It is not legal advice. If you have court papers, a bailiff date or a health risk at home, contact Shelter, Citizens Advice or a housing solicitor now.
Quick answer
| Type of ground | Discretionary. |
|---|---|
| Notice period | At least 2 weeks. |
| Typical cases | Invented income, fake references, hiding a previous eviction or the true number of occupiers. |
| Key test | The false statement must have induced the landlord to grant the tenancy. |
What the landlord must prove
- A false statement was made. Usually in the application, referencing or by a guarantor arranged by the tenant.
- It was made knowingly or recklessly. An honest mistake is not enough.
- It induced the tenancy. The landlord would not have let, or not on those terms, if they had known the truth.
- Eviction is reasonable. The court looks at how serious the statement was, how long ago, and whether the tenancy has since run well.
How tenants respond
Many Ground 17 claims turn on paperwork. Ask for copies of the application and references the landlord relies on. If the information was correct, was given in error, or did not affect the decision to let, say so with evidence. A long history of paying rent on time and looking after the home weighs heavily in the reasonableness test.
Worked example
An applicant says on the form that she earns £38,000. A year later the landlord learns she was out of work at the time, and that the reference came from a friend. The rent has always been paid. The landlord serves notice on Ground 17. The court finds the statement was knowingly false and induced the tenancy, but weighs a year of full rent and good care of the home. It refuses possession, deciding eviction would not be reasonable on those facts.
The example shows why Ground 17 is often added alongside other grounds rather than used alone.
Evidence checklist for both sides
- The application form, signed declaration and referencing report.
- Payslips, bank statements or employer letters provided at the time.
- Messages showing who supplied what information.
- The rent account since the start of the tenancy.
For landlords
Keep the original application, referencing reports and any messages from the start of the tenancy. Since 1 May 2026 Ground 17 is one of the few grounds for problems that existed before the tenancy began, so the evidence trail from the letting stage matters.
Free template: Reply to an allegation of a false statement
Fill in the parts in [square brackets], then copy, download as a Word file or print. Each one shows a filled-in example first. These are general templates for England, not legal advice.
Reply to an allegation of a false statement
Use this if your landlord says you gave false information to get the tenancy. Keep it factual and take advice before you admit or deny anything serious.
[Your name] [Your address] [Your email] [Date] [Recipient name] [Recipient address] Subject: Your allegation about my application Dear [Salutation], You wrote on [Letter date] that I gave false information about [Allegation]. My response is: [Response] I attach [Documents]. Please send me a copy of the application and the evidence you are relying on. I am taking advice, and I will reply fully when I have seen these. Yours sincerely, [Your name]
Before you send it
- Ground 17 is discretionary, so the court looks at all the circumstances.
- Do not ignore a notice or court papers.
- Get advice from Shelter, Citizens Advice or a solicitor.
Checked against: GOV.UK: Repossessing your privately rented property after 1 May 2026 · Shelter England: Private renting advice
Sources
These are the official and specialist pages this guide is checked against. Rules and forms change, so check the live page before you act.
Questions people ask
How much notice does Ground 17 need?
At least 2 weeks from the date the notice is served. Check that the notice identifies the alleged false statement and why it matters to the tenancy. Keep your application, supporting documents and correspondence so the allegation can be compared with what you actually supplied.
Does a mistake on my application count?
Not if it was an honest mistake. The statement must have been made knowingly or recklessly. Preserve the original answer and any correction you sent when the mistake was discovered. Explain how the error happened without altering historic documents; the surrounding evidence may be important.
Is Ground 17 mandatory?
No. The court decides whether eviction is reasonable even if the ground is proved. Keep evidence relevant to both the alleged statement and your wider circumstances. If a claim is issued, respond to the court papers and seek advice rather than assuming discretion means the case will be dismissed.
Can a guarantor’s false statement count?
Yes, if the guarantor made it at the tenant’s instigation. Keep the guarantor form, messages about completing it and the landlord’s allegation. An independent error by someone else is not automatically the same as a statement made at your instigation; the facts need careful review.
Tools and guides that go with this
More on evictions and notices
