Ground 15 protects landlord-provided furniture. Prove damage beyond normal wear and tear.
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Ground 15 is a discretionary possession ground for damage to landlord-provided furniture caused by the tenant, their household, or guests. Similar to Ground 13 (property damage) but specifically for furniture and furnishings. From May 2026, you need clear evidence with photos, receipts, or contractor assessments showing damage beyond normal wear. Only applies to furnished or part-furnished tenancies. Tribunals consider reasonableness. Notice period is 4 weeks.
Inventory of furniture provided at tenancy start
Photos showing current furniture condition
Comparison of before vs after condition
Evidence damage is beyond normal wear and tear
Repair or replacement quotes
Communication with tenant about damage
Notice of seeking possession (minimum 4 weeks)
Why this matters: Missing or incomplete evidence can lead to case dismissal, costing months of unpaid rent and legal fees. Tribunals require clear, organized documentation that proves all requirements are met.
4 weeks
Minimum required
Section 8 Notice
Notice of Seeking Possession
Hand delivered or first-class post
Proof of service required
Use Locastica to gather and organize the evidence typically needed for Ground 15: Furniture Damage:
All information is for informational purposes only and does not constitute legal advice. Consult a qualified solicitor for specific legal guidance.
Ground 15 is a discretionary possession ground for damage to landlord-provided furniture or furnishings caused by the tenant, their household, or guests. It only applies to furnished or part-furnished tenancies. The damage must be beyond normal wear and tear from ordinary use. Tribunals decide if possession is reasonable based on the extent and nature of damage.
Any movable items you provided: sofas, beds, tables, chairs, wardrobes, appliances (washing machine, fridge, microwave), curtains, carpets, lamps, etc. It does not include fixtures (built-in cupboards, bathroom suites, kitchen units) - those are covered by Ground 13. Must be listed in the initial inventory as landlord-provided.
Normal use: fabric wear on sofa arms, minor scuffs on table, fading from sunlight, small marks from use. NOT normal: cigarette burns, rips/tears, broken legs, stains from spills, pet damage (scratches, chewing), or broken appliances from misuse. Ground 15 requires damage beyond what reasonable use would cause.
Yes. Deducting deposit for damage and seeking possession under Ground 15 are separate. However, if you've recovered full repair/replacement costs from the deposit, tribunals may question if possession is reasonable (the issue is resolved financially). Ground 15 is stronger when damage is extensive, not economically recoverable, or shows pattern of neglect.
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