What Is a Section 21 Notice? Complete Guide for UK Landlords (2026)

A Section 21 notice is a legal document that allows landlords in England to evict tenants without giving a reason. Also known as a "no-fault eviction," it has been the simplest and most straightforward way for landlords to regain possession of their property since the Housing Act 1988 was introduced.

What Is Section 21?

Section 21 refers to Section 21 of the Housing Act 1988. This legislation gives landlords the legal right to recover possession of their property at the end of an assured shorthold tenancy (AST) without needing to prove any fault or wrongdoing by the tenant.

In practical terms, this means you can ask a tenant to leave your property even if they have:

• Paid rent on time every single month
• Kept the property in immaculate condition
• Been a perfect, model tenant
• Never caused any problems whatsoever

This is why it's commonly referred to as a "no-fault" eviction—you don't need to demonstrate that the tenant has done anything wrong. You simply need to follow the correct legal procedure and give them the required notice period.

The Section 21 notice itself is served using Form 6A, which is the prescribed form for assured shorthold tenancies in England. Using any other format can make your notice invalid, so it's crucial to use the correct form.

How Does Section 21 Work?

The Section 21 eviction process follows a structured series of steps. Understanding each stage will help you navigate the process successfully and avoid common mistakes that could delay your eviction.

Step 1: Verify Eligibility

Before serving a Section 21 notice, you must ensure you've met all the legal prerequisites. This includes protecting the tenant's deposit, providing required documents, and ensuring the property meets safety standards.

Step 2: Serve the Notice

You must serve Form 6A to your tenant, giving them at least 2 months' notice. The notice cannot expire before the end of any fixed term in the tenancy agreement.

Step 3: Wait for the Notice Period

During the 2-month notice period, the tenant has time to find alternative accommodation. Many tenants will leave voluntarily during this time, avoiding the need for court proceedings.

Step 4: Apply to Court (If Necessary)

If the tenant doesn't leave after the notice expires, you'll need to apply to the county court for a possession order. You can use the accelerated possession procedure for Section 21 claims, which is faster and often doesn't require a hearing.

Step 5: Obtain Possession Order

If your Section 21 notice is valid, the court must grant a possession order. This is known as a "mandatory" ground—the judge has no discretion to refuse if all requirements are met.

Step 6: Bailiff Enforcement (If Required)

If the tenant still refuses to leave after the possession order, you can apply for a warrant of possession. Court bailiffs will then attend to physically remove the tenant from the property.

Section 21 Requirements: What You Must Have

For a Section 21 notice to be valid, landlords must comply with several legal requirements. Failing to meet any of these can render your notice invalid and delay eviction by months.

Section 21 Notice Period

The minimum notice period for a Section 21 notice is 2 months. However, there are important rules about when this notice can expire:

• During a fixed term: The notice cannot expire before the end of the fixed term specified in the tenancy agreement.
• Periodic tenancy: For rolling tenancies, the notice can expire any time after the 2-month minimum.
• Day of expiry: The notice must expire on the last day of a rental period (typically end of month).

Example: If your tenant's fixed term ends on 30 June 2026 and rent is due monthly, the earliest you could serve a valid Section 21 would be 30 April 2026, expiring on 30 June 2026.

Section 21 Ban: What's Changing in 2026?

The Renters' Rights Act 2025 represents the biggest change to landlord-tenant law in decades. Section 21 no-fault evictions will be completely abolishedfrom 1 May 2026.

Key Dates for the Section 21 Ban

• 30 April 2026: Last day to serve Section 21 notices
• 1 May 2026: Section 21 ban takes effect—no new notices allowed
• 31 July 2026: Last day for court proceedings on pre-ban notices

What Happens After the Ban?

After 1 May 2026, landlords will only be able to evict tenants using Section 8, which requires proving specific grounds such as:

• Rent arrears (2+ months for mandatory possession)
• Anti-social behaviour
• Breach of tenancy agreement
• Landlord wants to sell the property (new ground)
• Landlord wants to move in (new ground)

Learn more about your options: Section 21 Ban - Complete Guide

How to Serve a Section 21 Notice

Serving a Section 21 notice correctly is crucial. An invalid notice can delay your eviction by months and cost you significant money. Here's how to do it right:

Option 1: Generate Online (Recommended)

The fastest and most reliable method is to use an online service that generates a court-ready Form 6A. This ensures you're using the current prescribed form with all fields completed correctly.

• Free Section 21 Generator — Preview version (not court-ready)
• Court-Ready Section 21 Notice — Official Form 6A, £29.99

Option 2: Download from Gov.uk

You can download Form 6A directly from the government website. However, you'll need to complete it manually and ensure you don't make any errors.

Delivery Methods

Once you have your notice, you can serve it by:

• Hand delivery — Give it directly to the tenant
• First class post — To the rental property address
• Recorded delivery — For proof of delivery
• Email — Only if tenancy agreement permits electronic service

Always keep proof of service. Take photos, get signatures, or use recorded delivery—you'll need evidence if the case goes to court.

Section 21 FAQ

Next Steps

If you're considering using Section 21, time is running out. With the ban approaching in May 2026, acting now gives you the best chance of a smooth eviction process.

• Generate Court-Ready Section 21 Notice
• Compare Section 21 vs Section 8
• How Long Does Eviction Take?