Check Your Section 21 Notice (England)Check Your Section 21 Notice (England)

How This Section 21 Checker Works

Our free Section 21 notice validator uses a deterministic rules engine to check your notice against all legal requirements. Unlike generic document checkers, our tool is specifically designed for Form 6A notices and understands the complex compliance requirements landlords must meet.

Simply upload your Section 21 notice and answer a few questions about your compliance documents. The checker will instantly identify any issues that could make your notice invalid, saving you time and potential court costs.

What Makes a Valid Section 21 Notice?

To serve a valid Section 21 notice in England, landlords must comply with multiple statutory requirements introduced primarily by the Deregulation Act 2015. These requirements are designed to ensure tenants receive proper notice and have been provided with essential safety and tenancy documents.

1. Prescribed Form 6A Requirement

Since 1 October 2015, all Section 21 notices for Assured Shorthold Tenancies must use the prescribed Form 6A. Using an old-style notice, a letter, or any other format will make the notice invalid. The form must be completed accurately with the correct property address, tenant names, and landlord details.

2. Deposit Protection Requirements

If you took a deposit from your tenant, you must protect it in a government-approved tenancy deposit scheme (TDS, DPS, or MyDeposits) within 30 days of receiving it. Additionally, you must provide the prescribed information about the deposit to the tenant within the same 30-day period. Failure to comply with either requirement prevents you from serving a valid Section 21 notice.

3. Gas Safety Certificate

If the property has any gas appliances, a valid gas safety certificate must be given to the tenant before they move in (for tenancies starting on or after 1 October 2015). The certificate must be renewed annually and a copy provided to the tenant within 28 days of each check.

4. Energy Performance Certificate (EPC)

A valid EPC must be provided to the tenant before the tenancy begins. The EPC must show a rating of E or above (unless an exemption applies). Without providing an EPC, you cannot serve a valid Section 21 notice.

5. How to Rent Guide

For tenancies starting on or after 1 October 2015, landlords must provide tenants with the current version of the government's "How to Rent" guide. This can be provided electronically (e.g., by email) or as a hard copy. Using an outdated version may invalidate your notice.

6. Property Licensing

If your property is in an area with selective licensing or requires an HMO licence, you must hold the appropriate licence. Operating without a required licence prevents you from serving a valid Section 21 notice. Check with your local council to confirm licensing requirements in your area.

Common Section 21 Mistakes That Invalidate Notices

• Using the wrong form or an outdated version of Form 6A
• Calculating the notice period incorrectly (must be at least 2 calendar months)
• Serving during the first 4 months of the tenancy
• Not protecting the deposit before serving the notice
• Failing to serve prescribed information within 30 days of receiving the deposit
• Not providing the gas safety certificate before move-in
• Using an expired or invalid EPC
• Providing an outdated version of the How to Rent guide
• Operating without a required property licence
• Ignoring retaliatory eviction protections after a tenant complaint

What to Do If Your Notice Is Invalid

If our checker identifies issues with your Section 21 notice, don't panic. Many problems can be fixed:

• Missing documents: Serve the required documents now, wait the appropriate period, then serve a new Section 21 notice.
• Deposit issues: Protect the deposit and serve prescribed information, then serve a new notice.
• Wrong form: Serve a new notice using the correct Form 6A.
• Licensing issues: Apply for the required licence before serving a new notice.

Our Complete Eviction Pack includes all the documents and guidance you need to serve a valid Section 21 notice, along with expert support if issues arise.

What You Need to Run the Section 21 Check

To get the most accurate validation results, have these documents ready:

• Your Section 21 notice (Form 6A) — PDF or clear photo
• Tenancy start date and whether it's fixed-term or periodic
• Deposit protection certificate and prescribed information dates
• Date gas safety certificate was provided (if applicable)
• EPC date and rating
• How to Rent guide — version and date given to tenant
• Details of any local licensing schemes
• Service method (hand delivery, post, email)