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Form N6 UK: Demotion Claim & Right to Buy Suspension

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Part ofCounty Court Forms UK

Written by Brad Askew Solicitor (non-practising)
Brad is on the roll of solicitors of England & Wales but does not hold a practising certificate and does not provide legal advice.
Updated June 2026 · England & Wales
If you are a local authority, housing association, or another provider of social housing, Form N6 is the court document you use when you want to ask a county court either to demote a secure or assured tenancy, or to suspend a tenant's Right to Buy. It is not a form tenants use against landlords. It sits inside a wider set of tools that social landlords rely on when dealing with persistent anti-social behaviour or conduct that makes a full possession claim feel heavy-handed. On this page I walk through what Form N6 does, the grounds it rests on, what happens after you file, and what both sides can expect at the hearing. If you want to talk any of it through with an experienced legal adviser before you commit to a route, there is a phone option at the bottom.

What this document is

Form N6 is a claim form issued by His Majesty's Courts and Tribunals Service. Social landlords use it to start one of two related court actions: a claim for a demotion order, or a claim for suspension of the Right to Buy.

A demotion order takes a secure tenancy (granted by a local authority) or an assured tenancy (granted by a registered provider of social housing) and converts it, for a fixed period, into something with far weaker security. A demoted local authority tenancy runs for a year, during which the landlord can seek possession on a simpler basis if problems continue.

A suspension of Right to Buy pauses a qualifying tenant's statutory ability to purchase their home for a set period, again typically linked to anti-social conduct. Form N6 is governed by the Civil Procedure Rules, particularly Part 65, and draws on powers in the Housing Act 1985, the Housing Act 1988, and the Anti-social Behaviour Act 2003.

How to use this document

  1. Confirm the legal basis. Before issuing Form N6, establish that the tenancy is either a secure tenancy under the Housing Act 1985 or an assured tenancy granted by a registered provider. Confirm there is evidence of conduct that could justify a demotion order or a Right to Buy suspension, such as anti-social behaviour or use of the property for unlawful purposes.
  2. Serve a notice of intention. For a demotion claim you usually need to serve a statutory notice first, setting out the grounds and giving the tenant a period to respond before court action. Keep a copy of the notice and proof of service. Skipping this step or getting the content wrong is one of the most common reasons demotion claims fail at the first hearing.
  3. Complete Form N6 and the particulars of claim. Fill in the claimant and defendant details, the address of the property, the type of tenancy, and exactly what order you are asking the court to make. The particulars of claim should set out the factual allegations, the grounds relied on, and the evidence you intend to produce, including witness statements, incident logs, and any police or community reports.
  4. File at the county court and pay the fee. Issue the claim at the county court hearing centre covering the area where the property is located. A court fee applies, and you should check gov.uk for the current amount. The court will issue the claim, seal the documents, and return sealed copies for service on the tenant along with a hearing date.
  5. Attend the hearing and manage next steps. At the hearing the judge considers whether it is reasonable to make the order and whether the statutory grounds are satisfied. If a demotion order is made, the demoted tenancy begins immediately and the landlord can monitor conduct during the demotion period. If a Right to Buy suspension is granted, the order will specify how long the suspension lasts.

Common questions

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Common questions

Q Who can actually use Form N6?
Form N6 is only for social landlords. That means local housing authorities, housing action trusts, and registered providers of social housing such as housing associations. Private landlords and landlords of assured shorthold tenancies do not use this form, because the demotion regime and Right to Buy only exist within the social housing framework. If you are a private landlord, a different route, usually a section 8 or section 21 notice, will be more relevant.
Q What is the difference between demotion and eviction?
Eviction ends the tenancy and removes the tenant from the property. Demotion does not end the tenancy, it weakens it. A demoted tenancy typically runs for twelve months and gives the landlord an easier route to possession if the behaviour continues, without immediately displacing the household. Landlords sometimes prefer demotion as a proportionate first step, particularly where there are children or vulnerable occupants involved.
Q On what grounds can the Right to Buy be suspended?
A suspension order can be sought where a secure tenant, or a member of their household, has engaged in anti-social behaviour or used the property for unlawful purposes. The court has to be satisfied it is reasonable to make the order. A suspension does not cancel the Right to Buy permanently, it pauses it for the period the court orders, after which the tenant can apply again.
Q Does the tenant get a chance to respond?
Yes. After Form N6 is served, the tenant receives the claim documents and details of the hearing. They can file a defence, attend the hearing, produce their own evidence, and cross-examine the landlord's witnesses. The court will not make a demotion or suspension order without hearing both sides and being satisfied the legal test is met. Tenants are strongly encouraged to seek advice early.
Q How long does a demotion order last?
A demotion order usually runs for one year from the date it takes effect. During that period the tenancy has reduced security, and if the landlord serves a valid notice of proceedings for possession within the demoted year, the path to a possession order is far shorter than it would have been under the original tenancy. If the year passes without incident, the tenancy generally returns to its previous status.
Q What evidence does the court expect to see?
Courts expect clear, documented evidence of the conduct relied on. That typically includes dated incident logs, witness statements from neighbours or staff, police reports or crime reference numbers, housing officer records, and any previous warnings or acceptable behaviour contracts. The stronger the paper trail, the more likely the court is to accept that an order is reasonable and proportionate in the circumstances.
Q Can a demotion order be appealed?
Yes. Either party can seek permission to appeal a decision of the county court, usually to a circuit judge or the High Court depending on the level at which the order was made. Appeals must be lodged within strict time limits, generally twenty one days from the decision, and need proper grounds. Simply disagreeing with the outcome is not enough, there must be an arguable error of law or a serious procedural irregularity.
If you're dealing with this kind of situation, speak to an experienced legal adviser who can walk you through it — from £89.

Sources

This guide is based on primary UK law and official guidance.

Brad Askew, Solicitor (non-practising)

Written & reviewed by

Brad Askew Solicitor (non-practising)

Brad is on the roll of solicitors of England & Wales but does not hold a practising certificate and does not provide legal advice. LegalDocuments.co.uk is not a law firm and does not provide regulated legal advice.

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Legal disclaimer
This article is for general information only. It is a tool to help you find your way — not legal advice, and not a substitute for speaking to a qualified adviser about your situation.