Section 21 Notice UK: How to Serve a Valid “No-Fault” Eviction Notice (2026)
A Section 21 notice allows landlords in England to regain possession of their property without proving tenant fault. However, strict legal requirements must be met or your notice will be invalid.
Renters' Reform Bill Update
The UK Government has proposed abolishing Section 21 “no-fault” evictions through the Renters' Reform Bill. Until the law changes, Section 21 remains valid. Check gov.uk for the latest updates.
What is a Section 21 Notice?
A Section 21 notice (also called a “no-fault eviction” or Form 6A) is a legal document that allows landlords to end an assured shorthold tenancy (AST) without having to prove the tenant has done anything wrong.
The notice gives tenants at least 2 months to vacate the property. If they don't leave, you can apply to the court for an accelerated possession order.
Form 6A is Required
Since October 2015, you must use the prescribed Form 6A for Section 21 notices in England. Using the wrong form or an outdated version will invalidate your notice.
Requirements for a Valid Section 21 Notice
All items marked with a warning triangle are mandatory. Missing any one will invalidate your Section 21 notice.
Common Mistakes That Invalidate Section 21
Serving notice before protecting the deposit
Always protect deposit within 30 days of receipt
Using an old or incorrect form
Download the latest Form 6A from gov.uk
Not providing the 'How to Rent' guide
Provide the guide at the start of every new tenancy
Serving notice within 6 months of a complaint
Wait 6 months after council improvement notice
Giving less than 2 months' notice
Always give minimum 2 calendar months
Serving during the first 4 months
Wait until at least 4 months into the tenancy
Section 21 Timeline
Day 1
Tenancy starts, deposit protected, all documents provided
Month 4+
Earliest you can serve Section 21 (after first 4 months of fixed term)
2 months
Minimum notice period required
After notice expires
Apply to court for possession order if tenant doesn't leave
Section 21 vs Section 8: What's the Difference?
| Aspect | Section 21 | Section 8 |
|---|---|---|
| Reason needed? | No — “no-fault” | Yes — must prove grounds |
| Notice period | 2 months minimum | 2 weeks to 2 months (depends on ground) |
| When to use | End of tenancy, selling property | Rent arrears, anti-social behaviour |
| Court process | Accelerated (faster, no hearing) | Standard (hearing required) |
Start With a Proper Tenancy Agreement
A compliant tenancy agreement from day one makes serving Section 21 easier. Our templates include all required clauses.
Create Your Agreement