Section 21 Notice UK — Complete Landlord Guide 2026

A Section 21 notice is the most common method landlords in England use to regain possession of a property from assured shorthold tenants — without needing to give a reason. But serving a valid Section 21 requires strict compliance with pre-conditions. Get it wrong and the notice is invalid. This guide explains everything.

What is a Section 21 Notice?

A Section 21 notice (also called a "no-fault eviction" notice) is served under Section 21 of the Housing Act 1988. It allows landlords to end an assured shorthold tenancy (AST) without giving a reason, as long as the correct procedures have been followed. It is the standard method for ending a tenancy at the end of a fixed term, or ending a periodic tenancy.

Pre-Conditions — What You Must Do Before Serving Section 21

A Section 21 notice is invalid unless ALL of the following have been provided to the tenant:

1. Energy Performance Certificate (EPC) — valid EPC provided at or before the start of the tenancy
2. Gas Safety Certificate — current gas safety certificate provided each year
3. How to Rent guide — current version provided at the start of the tenancy
4. Deposit protection — deposit protected in a government-approved scheme and prescribed information provided within 30 days
5. No improvement notice or emergency remedial action — no outstanding enforcement action by the local authority

Section 21 Notice Period UK

You cannot serve a Section 21 notice in the first 4 months of the tenancy. The notice must give the tenant at least 2 months' notice. Court proceedings cannot begin until the notice has expired.

How to Serve a Section 21 Notice

Use Form 6A (the official prescribed form for Section 21 notices, available from Doxly for £4.99). Serve it in writing by hand delivery or first class post. Keep proof of service — take a photo of the notice being delivered or use recorded post. The notice expires 6 months from the date of service — court proceedings must be started within that window.

What Happens After a Section 21 Notice?

If the tenant does not leave by the date specified, you must apply to the court for a possession order. Do not attempt to remove the tenant yourself — this is illegal and constitutes illegal eviction.