What is a Section 21 notice?

A Section 21 notice (also called a "no-fault eviction" notice) is a legal notice a landlord can serve to end an assured shorthold tenancy. The landlord does not need to give a reason.

The notice must give you at least two months to leave. It does not mean you have to leave immediately — your landlord must get a court order if you do not leave by the date on the notice.

A Section 21 notice does NOT mean you must leave. Your landlord must get a court order, and if the notice is invalid, the court must dismiss the case.

When can a Section 21 notice be challenged?

A Section 21 notice may be invalid if your landlord has not:

  • Protected your tenancy deposit in a government-approved scheme (Housing Act 2004)
  • Given you the prescribed information about your deposit
  • Provided a valid Energy Performance Certificate (EPC)
  • Provided a current gas safety certificate
  • Given you the government's How to Rent guide (Deregulation Act 2015)
  • Given the correct notice period (at least 2 months)
  • Used the correct form (Form 6A)

Retaliatory eviction protection

Under Section 33 of the Deregulation Act 2015, a Section 21 notice may be invalid if:

• You made a complaint about the condition of the property
• Your landlord did not respond adequately within 14 days
• You then complained to the local authority
• The local authority served an improvement notice or took emergency action

This is designed to prevent landlords from evicting tenants who complain about disrepair.

What to do if you receive a Section 21

1. Do not panic — you do not have to leave immediately\n2. Check whether the notice is valid (see checklist above)\n3. Get legal advice urgently — Citizens Advice, Shelter, or a housing solicitor\n4. Write to your landlord if you believe the notice is invalid\n5. If the landlord applies to court, attend the hearing — you have the right to defend yourself\n6. Do not ignore the notice or the court process

Abolition of Section 21

The Renters' Reform Bill proposes to abolish Section 21 notices. However, until the new law is fully in force, Section 21 remains a valid route for landlords. Check the latest position on GOV.UK or with Citizens Advice.

Frequently asked questions

No. A Section 21 notice is not a court order. If you do not leave, your landlord must apply to the court for a possession order. You cannot be legally forced to leave without a court order and a bailiff warrant.

Yes. If your landlord did not protect your deposit in a government-approved scheme, or did not give you the prescribed information, the Section 21 notice is invalid.

Form 6A is the prescribed form that must be used for Section 21 notices for tenancies that started or were renewed on or after 1 October 2015. If your landlord used the wrong form, the notice may be invalid.

Shelter (0808 800 4444), Citizens Advice, and many local law centres offer free housing advice. Some solicitors offer a free initial consultation for housing cases.

The Renters' Reform Bill proposes to end Section 21 "no-fault" evictions. The exact timeline depends on when the legislation completes its passage through Parliament and is brought into force.

Useful links