Serving a compliant Section 21 notice correctly can secure your rental income within 7–9 weeks and avoid costly delays, provided you follow every legal requirement to the letter. We link to GOV.UK for official clarity, and share a high-profile case study to illustrate the stakes.
In March 2024, Green Party candidate William Pedley served a Section 21 notice on his Labour opponent, Kelly Duddridge, in Somerset, prompting national backlash when his party’s manifesto had pledged to end no-fault evictions. Duddridge, a mother of four, faced homelessness despite a decade in the property, highlighting the emotional and reputational stakes of rushed or non-compliant notices. This incident underscores why landlords must follow every statutory step to the letter, lest they face court challenges and public criticism.
A Section 21 notice is the statutory “no-fault” eviction mechanism under Sections 21(1) and 21(4) of the Housing Act 1988. It lets landlords regain possession at the end of a fixed-term or during a periodic tenancy without alleging tenant misconduct, as long as strict notice periods and documentation rules are met.
“Understanding the core definition is only the first step, next, we’ll break down the statutory requirements and official guidance every landlord must follow to ensure their notice holds up in court.”
You must serve the official Form 6A (or an exact equivalent) to your tenants; any missing field or typo renders the notice void. You can view and download Form 6A from the Assured Tenancy Forms page on GOV.UK, and consult the “Notes for Form 6A” PDF for detailed instructions.
Before you serve Section 21, tenants must already have:
These documents are non-negotiable, failure to provide even one means any Section 21 notice you serve will be invalid. Landlords can check approved deposit protection schemes via the GOV.UK “Deposits” page.
“With your EPC, Gas Safety certificate, How to Rent guide, and deposit protection in order, the next critical phase is delivering the notice correctly, let’s look at the approved service methods.”
You must serve the notice either by first-class post (recorded or Special Delivery recommended) or in person, then complete and keep the N215 Certificate of Service as proof for court. The N215 form guidance is included on the Evicting Tenants page under “After you give notice”.
You cannot issue a Section 21 notice within the first four months of a tenancy, and it remains enforceable for six months from the date of service. Outside those windows, it is automatically invalid. Always check your service date carefully; for example, if you serve on 1 June 2025, it expires on 1 December 2025, but you cannot serve earlier than 1 October 2024 if the tenancy started on 1 June 2024.
Engage Helpland’s Legal Compliance Audit & Consultation, to verify your EPC, Gas Safety, “How to Rent” guide and deposit protection are all in place, ensuring no document is missing or out of date.
Use Helpland’s Section 21 Notice Service (learn more here) to complete Form 6A with precise tenant and landlord details, tenancy dates and the full two-month notice period. Double-check dates; if you serve on 1 June, the notice ends on 31 July.
Deliver the notice by post or in person. If posting, use a recorded or tracked service. Then, file the completed N215 Certificate of Service to record the date and method of delivery. Keep a scanned copy for your records.
Track the two-month window carefully. Use a digital calendar reminder to alert you one week before expiry, so you can prepare your court application without delay.
Lodge your accelerated possession application via Helpland’s Accelerated Possession Service to secure a possession order, usually within 7–9 weeks. Helpland will handle the court bundle, paperwork and liaise with the county court on your behalf.
If tenants remain after the order, instruct bailiffs once the court order is granted. Helpland can provide bailiff introductions to avoid landlord-managed enforcement and minimise reputational risk.
Always run a pre-service checklist to avoid these pitfalls. Helpland’s Compliance Checklist PDF is available on request.
If tenants do not vacate by the expiry date, you must apply for a possession order. The accelerated route averages 8 weeks from application to order, plus a 14-day bailiff notice before enforcement. Helpland’s team will prepare the court bundle, file on your behalf, and keep you updated at each stage.
As the rental landscape evolves, it’s crucial to understand the timeline for legislative change and how Section 21 compares to Section 8.
October 2025 to January 2026 (Projected), implementation of key provisions, including the abolition of Section 21 “no-fault” evictions, is anticipated.
|
Aspect |
Section 21 (No-Fault) |
Section 8 (Fault-Based) |
|
Grounds |
No reason required |
Specific grounds (e.g., rent arrears) |
|
Notice Period |
Minimum 2 months |
2–14 days depending on ground |
|
Evidential Burden |
Low (notice compliance only) |
High (must prove tenant breach) |
|
Court Hearing Risk |
Lower (accelerated route) |
Higher (full hearing required) |
“As legislation evolves, landlords have more questions, below, we answer the most pressing FAQs on Section 21, Section 8, and the incoming Renters’ Rights Bill.”
Typically 7–9 weeks via the accelerated route, busy courts can extend this to 12 weeks.
EPC, Gas Safety certificate, “How to Rent” guide, deposit protection proof and Form 6A.
Yes, if documents are missing, timing is incorrect, or under retaliatory eviction rules.
Conduct a compliance audit, complete Form 6A accurately, serve properly and deliver all required documents.
Apply for an accelerated possession order and, if necessary, instruct bailiffs.
Yes, dual notices maximise eviction grounds when arrears or breaches exist.
Yes, unprotected or mismanaged deposits pause notice validity until resolved.
Not mandatory, but expert legal advice reduces the risk of invalidation and delays. Helpland’s in-house legal team can assist at every stage.
Lee Daniels, Senior Legal Strategist at Helpland, specialises in residential landlord-tenant law with over 15 years’ experience and 400+ successful Section 21 and Section 8 applications.
Connect with Lee on LinkedIn for up-to-date legal insights and landlord resources.