Do I need to serve Section 8 now or later?

Hello, is there a time limit on how long landlords have to serve a Section 8 repossession notice for Rent Arrears?

I have a property with a Universal Benefit tenant who has amassed 6 months’ worth of rent arrears. I believe her when she tells me that this is because the DSS has failed to pay her, which is primarily down to her inability to cope/engage with the DSS.

I would like to know whether I need to serve her with a Section 8 now, or whether I can wait 12 months.

She doesn’t really look after the property and is clearly suffering from poor mental health. Frankly, this isn’t my concern. Section 24 tax rules combined with the huge increases in mortgage rates mean that once my fixed deal comes to an end in 12 months time, I will not see a reasonable return on my investment. And because she fits in the ‘difficult’ box, I intend to repossess the property next year and sell it to reduce my tax burden.

I don’t want to sell it now, as I would have early redemption penalties. There is plenty of uncertainty at the moment regarding the abolition of Section 21, although it is likely that there will be a preserved ground if the property is to be sold. But we don’t know what that will look like, whether granting possession will be discretionary or mandatory, and how long or expensive the process will be.

It might be sensible for me to seek repossession now rather than wait a year.

So, does anyone know whether I will still be able to use Section 8 Rent Arrears in 12 months time if these rent arrears relate to payments that were not made almost 24 months prior? Am I obliged to take action sooner than later?

Thanks,

Jessie