What is a Section 21 Notice?
A Section 21 notice (also called a "no-fault eviction notice") is a legal notice under Section 21 of the Housing Act 1988 that allows a landlord in England to regain possession of a property let on an assured shorthold tenancy (AST). The landlord does not need to give a reason for seeking possession, but must give the tenant at least 2 months' notice.
Since the Deregulation Act 2015 came into force on 1 October 2015, landlords must meet several prerequisites before a Section 21 notice can be validly served. Failure to meet any single requirement renders the entire notice invalid and unenforceable in court.
How to Complete Form 6A (Section 21 Notice)
Form 6A is the prescribed form for serving a Section 21 notice on an assured shorthold tenancy created on or after 1 October 2015. You can also write your own notice that contains the same information, but using the official form reduces the risk of errors.
Download Form 6A
Form 6A fields: step by step
1. Property address
Enter the full address of the rental property, including postcode. If the property is a flat, include the flat number and building name. This must match the address on the tenancy agreement exactly.
2. Tenant name(s)
List all tenants named on the tenancy agreement. If there are joint tenants, every tenant must be named. Missing a tenant can invalidate the notice. Double-check spelling against the tenancy agreement.
3. Landlord name and address
Your full name and correspondence address. If you are acting through a letting agent, include their details. If there are joint landlords, all must be named on the form.
4. Date possession is required
The date after which you require possession. This must be at least 2 months from the date of service. For a periodic tenancy (Section 21(4)), the date must fall on the last day of a period of the tenancy. For a monthly tenancy starting on the 15th, the notice must expire on the 14th of a month.
5. Signature and date
Sign and date the notice. If there are joint landlords, all must sign. The date should be the day you sign — not the day you serve it. If posting, add 2 working days for deemed service by first class post.
How to serve a Section 21 notice
You can serve the notice by: personal delivery to the tenant, leaving it at the property, first class post (add 2 working days for deemed service), or email if the tenancy agreement permits. Keep proof of service — either complete Form N215 (Certificate of Service) or make a written record with the date, method, and who served it.
When is a Section 21 Notice Invalid?
A Section 21 notice is invalid if the landlord has failed to meet any of the prescribed requirements. The most common reasons for invalid notices are:
- • Deposit not protected — the tenant's deposit must be held in DPS, MyDeposits, or TDS within 30 days of receipt, and the Prescribed Information must be served (Housing Act 2004, s.213). This is the single most common reason notices are struck out.
- • Gas Safety Certificate missing or expired — a current CP12 certificate (less than 12 months old) must be provided to the tenant.
- • EPC not provided — an Energy Performance Certificate rated E or above must be given to the tenant before the tenancy begins.
- • "How to Rent" guide not provided — the current version of this government document must be given at the start of the tenancy.
- • EICR not obtained — a valid Electrical Installation Condition Report (within 5 years) must be provided to the tenant (required since April 2021).
- • Notice served too early — a Section 21 cannot be served in the first 4 months of the tenancy (Housing Act 1988, s.21(4B)).
- • Council enforcement action — if the local authority served an improvement notice within the last 6 months, Section 21 is blocked (retaliatory eviction protection under the Deregulation Act 2015, s.33).
- • Insufficient notice period — at least 2 full calendar months from the date of service. For periodic tenancies, the notice must expire on the last day of a rental period.
If your notice is invalid, do not serve it. Address the outstanding requirements first, then serve a new notice. Having a solicitor review the notice before service is strongly recommended.
Section 21 Notice Period
The minimum notice period for a Section 21 is 2 calendar months from the date of service. There are two variants depending on your tenancy type:
- • Section 21(1) — for fixed-term tenancies that have ended, or where a break clause allows early notice. The notice cannot expire before the end of the fixed term.
- • Section 21(4) — for periodic tenancies (including statutory periodic tenancies). The notice must expire on the last day of a period of the tenancy. For a monthly tenancy starting on the 1st, the notice must expire on the last day of a month.
A possession order cannot take effect earlier than 6 months after the beginning of the original tenancy (s.21(5)). After serving the notice, you must start court proceedings within 6 months or the notice expires and you must serve a new one.
What Happens After Serving a Section 21 Notice?
If the tenant does not leave after the notice period expires, the landlord must apply to the county court for a possession order. There are two routes:
Accelerated possession procedure
The faster route, using Form N5B (court fee: £355). No hearing is usually required — a judge reviews the papers and, if the notice is valid, makes a possession order within 6-10 weeks. The tenant has 14 days to file a defence. This route cannot be used to claim rent arrears.
Standard possession procedure
Uses Form N5 (court fee: £404). A hearing is scheduled 4-8 weeks after application. This route allows the landlord to claim rent arrears alongside possession. Also required if using Section 8 grounds.
If the tenant still does not leave after a possession order, the landlord applies for a warrant of possession (Form N325, £148). County court bailiffs typically attend within 4-8 weeks, or High Court Enforcement Officers can act within 7-14 days.
Typical end-to-end timeline: 2 months if the tenant leaves voluntarily after the notice; 4-5 months with uncontested accelerated possession; 8-12+ months if contested with appeals and enforcement.
Section 21 vs Section 8: Which Should You Use?
Section 21 and Section 8 are the two legal routes for landlords in England to regain possession. Section 21 is "no-fault" (no reason needed), while Section 8 requires specific grounds such as rent arrears or breach of tenancy.
Use Section 21 if: all prerequisites are met, you want a guaranteed outcome (court must grant the order), and you don't need to claim rent arrears in the same proceedings.
Use Section 8 if: the tenant is in significant rent arrears (Ground 8: 2+ months at both notice and hearing), you cannot meet Section 21 prerequisites, you want a shorter notice period (2 weeks for some grounds), or you need to evict during a fixed term.
Best practice: serve both Section 21 and Section 8 notices simultaneously. This gives you two routes to possession and maximum flexibility — if one fails on a technicality, the other may succeed.
Section 21 and the Renters Rights Act 2025
The Renters Rights Act 2025 received Royal Assent on 27 October 2025 and comes into force on 1 May 2026. From that date, Section 21 "no-fault" evictions will be abolished entirely. All assured shorthold tenancies will become assured periodic tenancies.
Key deadlines for landlords
- • 1 January 2026 — tenancies starting from this date cannot have Section 21 served against them.
- • 30 April 2026 — last day to serve a valid Section 21 notice. The tenant must receive it by this date.
- • 31 July 2026 — last day to start court proceedings on a pre-commencement Section 21 notice (3 months after the Act commences).
What replaces Section 21?
Landlords will use expanded Section 8 grounds for possession. New grounds include: Ground 1A (landlord intends to sell, 4 months' notice), expanded Ground 1 (landlord or family wants to move in, now discretionary), and Ground 6B (enforcement compliance). The rent arrears threshold under Ground 8 rises from 2 months to 3 months. Landlords cannot use Grounds 1 or 1A in the first 12 months of a tenancy.
Landlords will also need to register on the new PRS Database and join the PRS Ombudsman. Civil penalties of up to £7,000 apply for serving a Section 21 notice after the abolition date.
Section 21 Eviction Costs
Accelerated possession (Form N5B): £355 court fee
Standard possession (Form N5): £404 court fee
Warrant of possession (Form N325): £148
Solicitor fees (serving notice): £150-500
Solicitor fees (contested hearing): £1,500-5,000+
Total estimated cost: £500-1,500 (uncontested) or £2,000-8,000+ (contested).
Frequently Asked Questions
What is a Section 21 notice?
A Section 21 notice (also called a "no-fault eviction notice") is a legal document that a landlord in England can use to regain possession of a property at the end of an assured shorthold tenancy. It requires at least 2 months' notice and does not require the landlord to give a reason for ending the tenancy.
How much notice must a Section 21 give?
A minimum of 2 months. The notice cannot expire before the end of a fixed term tenancy. During a periodic tenancy, the notice must end on the last day of a period of the tenancy.
What is Form 6A?
Form 6A is the prescribed form for serving a Section 21 notice on assured shorthold tenancies created on or after 1 October 2015. It is available as a free download from gov.uk. You can also write your own notice containing the same information, but the official form is recommended to avoid errors.
Do I need to protect the deposit before serving Section 21?
Yes. The deposit must be protected in one of three government-approved schemes (DPS, MyDeposits, or TDS) within 30 days of receiving it. The Prescribed Information must also be served. If either has not been done, a Section 21 notice is invalid. The penalty for non-compliance is 1x-3x the deposit amount.
Is Section 21 being abolished?
Yes. The Renters Rights Act 2025 will abolish Section 21 no-fault evictions in England from 1 May 2026. After this date, landlords will need to use expanded Section 8 grounds for possession. The last day to serve a valid Section 21 notice is 30 April 2026, and court proceedings must be started by 31 July 2026.
Can a tenant challenge a Section 21 notice?
Yes. A tenant can challenge a Section 21 notice in court if they believe it is invalid — for example, if the deposit was not protected, required documents were not provided, or the property is subject to a council enforcement notice. An invalid notice will be struck out, and the landlord will need to start again.
What is the accelerated possession procedure?
A faster court process for Section 21 claims using Form N5B (£355 fee). No hearing is usually required — a judge reviews the papers and makes a possession order within 6-10 weeks. This route cannot be used to claim rent arrears. If the tenant files a defence, a hearing will be scheduled.
Should I use Section 21 or Section 8?
Use Section 21 for a guaranteed, no-fault route to possession (if all prerequisites are met). Use Section 8 if the tenant is in rent arrears, has breached the tenancy, or if you cannot meet Section 21 requirements. Many landlords serve both notices simultaneously for maximum flexibility.
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Received a Section 21 Notice?
If you are a tenant who has received a Section 21 notice, the first step is to check whether the notice is valid. You can use the checker tool above, or get free advice from Shelter or Citizens Advice.