How much notice must be given?

At least two months notice must be given for a UK Section 21 notice in England and Wales. The notice cannot expire before the end of the fixed term, and for periodic tenancies the expiry date should be the last day of a period of the British tenancy.

Can a Section 21 notice be served during the fixed term?

Yes, but it cannot require the UK tenant to leave before the end of the fixed term. It is common practice in England and Wales to serve the notice towards the end of the fixed term so that it expires on or shortly after the last day of the British fixed term.

Does the tenant have to leave when the notice expires?

No. The UK notice does not end the tenancy or require the British tenant to leave. If the tenant does not vacate voluntarily, the landlord must apply to court in England and Wales for a possession order. Only a court-appointed bailiff can enforce eviction under English law.

What is the accelerated possession procedure?

The UK accelerated procedure allows the British landlord to obtain a possession order without a court hearing in England and Wales, based on written evidence. It can only be used where a valid Section 21 notice has been served and no rent arrears claim is being made.

Can a Section 21 notice be served by email?

There is no specific prohibition on email service, but it is not one of the recognised methods of service. Best practice is to serve the notice by hand, by first class post, or by leaving it at the property to avoid any challenge to service.

What if I forgot to provide the How to Rent guide?

If the UK How to Rent guide was not provided to the British tenant before or at the beginning of the tenancy in England and Wales, any Section 21 notice will be invalid under English law. You must provide the guide first and then serve a new Section 21 notice.

Is Section 21 being abolished?

The UK government has announced plans to abolish Section 21 through the Renters Reform Bill. However, until the legislation is passed and comes into force in England and Wales, Section 21 notices remain a valid method for British landlords to recover possession of AST properties under English law.

Can I serve a Section 21 notice if the property is unlicensed?

If the UK property requires an HMO licence or selective licence and the British landlord does not have one in England and Wales, a Section 21 notice cannot be served until a licence has been obtained or a temporary exemption notice is in place under English law.

Rental & PropertyUnited Kingdom

Free Section 21 Notice Template

A professionally structured Section 21 notice for landlords in England and Wales. Serve a valid no-fault possession notice in compliance with all current requirements.

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NOTICE SEEKING POSSESSION — SECTION 21 (FORM 6A)

Housing Act 1988 S.21 · Assured Tenancies (Forms) (England) Regulations 2015 · England

James Williams
14 Regent Street, London W1B 5TR
james.williams@email.co.uk
07700 900123

Date of Notice: 15 March 2026

Sophie Chen and Daniel Osei
42 Maple Avenue, London E5 9BT

Dear Sophie Chen and Daniel Osei,

Re: Possession required — 42 Maple Avenue, London E5 9BT

On or after: 20 May 2026

FORMAL NOTICE

This is a notice under section 21 of the Housing Act 1988, served in the form prescribed by the Assured Tenancies and Agricultural Occupancies (Forms) (England) Regulations 2015 (Form 6A). Notice is hereby given to Sophie Chen and Daniel Osei that the Landlord requires possession of the dwelling-house known as 42 Maple Avenue, London E5 9BT let under an assured shorthold tenancy which commenced on 1 June 2024. You are required to give up possession on or after 20 May 2026, not earlier than two months from the date of service of this notice.

PROPERTY AND TENANCY DETAILS

The particulars of the tenancy in respect of which possession is sought are as follows:

Property	42 Maple Avenue, London E5 9BT
Tenant(s)	Sophie Chen and Daniel Osei
Tenancy commenced	1 June 2024
Tenancy type	Statutory periodic (arising on expiry of fixed term under s.5 HA 1988)
Deposit taken	Yes — protected
Deposit scheme	Deposit Protection Service (DPS)

LEGAL BASIS

This notice is given under section 21(1) and (4) of the Housing Act 1988 (as amended). Under s.21, the Landlord is not required to give any reason for seeking possession. The notice takes effect no earlier than two calendar months from the day it is given. Where service is by post, two working days are added under s.7 of the Interpretation Act 1978. Under s.21(4B) of the Act, a s.21 notice may not be served within the first four months of the original tenancy. Under s.21(4D), if court proceedings are not commenced within six months of the date of service (or four months from the date specified for possession, whichever is later), this notice will cease to be valid and a fresh notice will be required.

WHAT YOU SHOULD DO

If you do not give up possession of the property on or before 20 May 2026, the Landlord may apply to the County Court for an order for possession. You can obtain free, independent advice from Citizens Advice (www.citizensadvice.org.uk), Shelter (www.shelter.org.uk), a law centre or a solicitor. Local councils also have duties to help households threatened with homelessness under the Homelessness Reduction Act 2017. If you believe this notice is invalid, you may raise that defence in any possession proceedings. You should not simply leave the property without taking advice — your rights and obligations depend on compliance with the statutory framework.

STATUTORY COMPLIANCE PREREQUISITES

Under s.21A of the Housing Act 1988 and the Assured Shorthold Tenancy Notices and Prescribed Requirements (England) Regulations 2015, a s.21 notice cannot be given unless the following prerequisites have been met. The Landlord confirms compliance as set out below. In Trecarrell House Ltd v Rouncefield [2020] EWCA Civ 760 the Court of Appeal confirmed that a failure to provide a gas safety certificate at the commencement of the tenancy cannot be cured later for the purpose of a s.21 notice. Failure to protect the deposit in time or to serve the prescribed information prevents service of a valid s.21 notice and exposes the Landlord to a penalty of between one and three times the deposit under s.214 of the Housing Act 2004.

Energy Performance Certificate (EPC)	Yes
"How to Rent" guide (current version)	Yes
Gas Safety Certificate (CP12)	Yes
Smoke and carbon monoxide alarms	Yes
Deposit protected in time (30 days)	Yes — within 30 days of receipt
Prescribed information served	Served on all tenants
Prohibited fees (Tenant Fees Act 2019 s.17)	None outstanding
Deposit scheme reference	DPS ref 12345678 — protected 3 June 2024

TIMING AND VALIDITY WINDOW

The Landlord confirms that: (a) this notice has not been served in the first four months of the tenancy (s.21(4B) HA 1988); (b) the period between the date of service (15 March 2026) and the possession date (20 May 2026) is not less than two calendar months; (c) court proceedings will, if required, be commenced within six months of service (s.21(4D) HA 1988); and (d) the notice is given in writing and in the prescribed Form 6A (as required by SI 2015/620 as amended). Overall validity status: all prerequisites confirmed — notice is considered valid.

RETALIATORY EVICTION

Under ss.33-34 of the Deregulation Act 2015, a s.21 notice is of no effect if it is given in response to a tenant's written complaint about the condition of the property, where the Landlord has not adequately responded and the local housing authority has subsequently served an improvement notice or emergency remedial action notice under the Housing Act 2004. The Landlord confirms that, at the date of this notice, there is no outstanding tenant complaint, improvement notice or emergency remedial action notice that would engage ss.33-34 of the Deregulation Act 2015.

CERTIFICATE OF SERVICE

This notice was served by James Williams by sent by recorded or signed-for delivery on 15 March 2026. Proof of service (photograph with date stamp, Royal Mail proof of posting or signed-for delivery receipt) will be retained by the Landlord for production in any possession proceedings pursuant to CPR 55. Where posted, service is deemed to take effect two working days after posting under s.7 of the Interpretation Act 1978.

COURT PROCEEDINGS

If the Tenant does not give up possession on or before 20 May 2026, the Landlord may apply to the County Court for an order for possession. As this notice is given under s.21, the Landlord may use the Accelerated Possession Procedure under CPR 55.11-19 where the tenancy is in writing and the statutory requirements are met. The Accelerated Procedure is dealt with on the papers without a hearing (save where the court otherwise directs) and therefore care has been taken with the accuracy of this notice and its underlying compliance.

Yours sincerely,

LANDLORD

James Williams

Landlord

James Williams

Date: ____________________

What Is a Section 21 Notice?

A Section 21 notice is a formal notice served by a landlord on a tenant to end an assured shorthold tenancy (AST) in England and Wales. It is commonly known as a no-fault eviction notice because the landlord does not need to give a reason for seeking possession. The notice is served under Section 21 of the Housing Act 1988.

To be valid, a Section 21 notice must comply with numerous requirements introduced by the Housing Act 1988, the Deregulation Act 2015, and various statutory instruments. The notice must be in the prescribed form (Form 6A), the correct notice period must be given, and the landlord must have complied with all pre-conditions including deposit protection and provision of prescribed documents.

A UK Section 21 notice does not end the tenancy or require the British tenant to leave. If the tenant does not vacate by the date specified in the notice, the landlord must apply to the court in England and Wales for a possession order. If the notice is valid and the correct procedure has been followed under English law, the court must make an order for possession.

What's Covered in This Template

Doxuno's Section 21 notice template follows the prescribed Form 6A format and includes guidance on meeting all validity requirements.

Tenant Details

Full name of each tenant named on the tenancy agreement.

Property Address

The full address of the property for which possession is sought.

Tenancy Start Date

The date the tenancy began, which determines the earliest date the notice can be served.

Notice Period

At least two months notice from the date of service, ending on or after the last day of a tenancy period.

Possession Date

The date by which the tenant is required to give up possession, which cannot be before the end of the fixed term.

Prescribed Form 6A

The notice follows the prescribed format required by the Assured Shorthold Tenancy Notices and Prescribed Requirements (England) Regulations 2015.

Compliance Checklist

Guidance on the pre-conditions that must be met before serving the notice, including deposit protection and prescribed documents.

Service Instructions

Information on acceptable methods of service and how the date of service is calculated.

Tenant Rights Information

Information about the tenant rights and the fact that they do not have to leave until a court order is obtained.

Landlord Details

Full name and address of the landlord or their agent serving the notice.

How to Create Your Section 21 Notice

Serving a valid Section 21 notice requires careful compliance with numerous legal requirements. Follow these steps to ensure your notice is valid.

1
Verify all pre-conditions are met
Confirm that the deposit is protected in a scheme and prescribed information has been served, that a valid EPC and gas safety certificate have been provided, and that the How to Rent guide has been given to the tenant.
2
Check timing restrictions
Ensure you are not within the first four months of the tenancy, that six months have not passed since a relevant improvement notice or emergency remedial action notice, and that no retaliatory eviction applies.
3
Complete the notice in Form 6A format
Enter the tenant names, property address, and the date by which you require possession. The date must give at least two months notice.
4
Serve the notice correctly
Serve the notice on all named tenants. Acceptable service methods include personal delivery, first class post, or leaving it at the property. Keep proof of service.
5
Wait for the notice period to expire
If the tenant does not vacate by the date specified, you may apply to the court for a possession order using the accelerated possession procedure or standard procedure.

Legal Considerations

Section 21 notices are subject to strict validity requirements. A notice that fails to comply with any of these requirements may be held invalid by the court.

This template is for informational purposes only and does not constitute legal advice. Consult a qualified solicitor for advice specific to your situation.

Reviewed for England & Wales law

Prescribed Documents

Under the UK Deregulation Act 2015, a Section 21 notice cannot be served unless the British landlord has provided the tenant with a valid Energy Performance Certificate, a current gas safety certificate, and the UK government How to Rent guide. These must have been provided before the notice is served in England and Wales. Failure to provide any of these documents renders the notice invalid under English law.

Deposit Protection

The UK tenant deposit must be protected in a government-authorised scheme and the prescribed information must have been served on the British tenant. If the deposit is not protected or the prescribed information has not been served, any Section 21 notice will be invalid in England and Wales. The UK deposit must remain protected throughout the tenancy.

Retaliatory Eviction Protection

Under sections 33 and 34 of the UK Deregulation Act 2015, a Section 21 notice cannot be served within six months of the local authority serving a relevant improvement notice or emergency remedial action notice on the British landlord in England and Wales. This protection under English law prevents landlords from evicting British tenants who have complained about the condition of the property.

Notice Validity Period

A UK Section 21 notice is valid for six months from the date it expires. If the British landlord does not commence possession proceedings within this period in England and Wales, the notice lapses and a new notice must be served. Court proceedings must be issued before the six-month validity period expires under English law.

Frequently Asked Questions

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