Section 21 eviction notices: A complete guide to no-fault evictions in the UK

Your landlord just served you a section 21 eviction notice. Or maybe you’re about to serve one. Either way, you have roughly five months before everything changes. After 30 April 2026, a section 21 eviction becomes illegal. But right now, it still works. The rules are brutal: two months’ notice, a court order, and you’re out. Yet most notices contain fatal errors. Tenants rarely know they can fight back. Most landlords don’t realise their paperwork is worthless. If an eviction notice section 21 affects you, speak to a solicitor specialising in landlord and tenant law; the difference between knowing your rights and losing your home can come down to days.

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What is a section 21 eviction notice?

A section 21 eviction notice allows landlords to evict tenants without providing any reason. The key points you need to know:

• No-fault eviction meaning: The landlord terminates your tenancy without grounds, fault, or breach on your part; they simply want possession of the property back.
• Legal basis: Governed by Section 21 of the Housing Act 1988; applies to Assured Shorthold Tenancies (ASTs) in the private rented sector.
• Notice period required: Landlords must give exactly two months’ written notice before court proceedings can begin.
• Court order mandatory: The notice alone doesn’t evict you; landlords must obtain a court order to enforce possession.
• Grounds for invalidity: Missing prescribed information, incorrect forms, failure to protect the deposit, or breaches of deposit protection regulations can render the eviction notice section 21

How section 21 works: The real process

A section 21 eviction process follows a strict timeline; deviation at any stage can invalidate the entire notice:

1. Landlord serves notice: Written section 21 eviction notice using Form 6A must include landlord details, property address, tenancy start date, and possession date (minimum two months from service).
2. Two-month waiting period: The clock starts the day after service. You remain in the property with full tenancy rights; you still pay rent.
3. Court application: Only after two months can the landlord apply to court. Applying before this deadline invalidates the notice.
4. Court hearing: You receive a court summons with the hearing date (typically 4–8 weeks ahead). You have the right to present any defence based on procedural defects.
5. Possession order: If the notice meets all legal requirements, the court issues a possession order with an execution date (usually 14 days later).
6. Bailiff enforcement: If you fail to leave, the landlord instructs a bailiff to physically remove you and your belongings.

Making a section 21 notice valid: Common errors landlords make & tenant defences

Section 21 eviction UK notices fail when landlords miss procedural requirements; these errors become your defences:

• Serve by hand or first-class post: Email or text message service is invalid.
• Give exactly two months’ notice: Any shorter period or ambiguous dates invalidate the notice.
• Protect the deposit: If not protected in a government-authorised scheme within 30 days, the section 21 notice is unenforceable.
• Avoid retaliatory service: Retaliatory eviction section 21 occurs if served within six months of you reporting disrepair. The notice may be unenforceable.
• Use Form 6A exactly: A section 21 eviction notice template or section 21 eviction notice example on custom letterhead or email invalidates the notice. Any omission renders it void.

The deadline is real: What happens after 30 April 2026

After 30 April 2026, the section 21 eviction notice disappears from English law. The Renters’ Rights Act 2025 transforms how landlords evict tenants:

• Section 21 evictions abolished completely: From 1 May 2026, landlords can no longer serve new section 21 no fault eviction Any notice served after 30 April 2026 is void.
• Section 8 becomes the only eviction route: Landlords must use Section 8 notices with specified grounds for possession. No more evictions without cause.
• New grounds for possession: Landlords gain grounds including anti-social behaviour, criminal activity, and property damage. Eviction for rent arrears now requires three months’ arrears (not lower thresholds), making quick eviction harder.
• Assured Periodic Tenancies replace ASTs: The new default tenancy type becomes periodic (rolling month-to-month), not fixed-term. Transitional provisions protect existing tenancies until they naturally end.
• Court retains discretion: Unlike section 21 no fault evictions, judges can refuse possession orders under Section 8 if eviction is not reasonable, even if grounds are proven.

FAQs

• What is a section 21 eviction notice? A section 21 eviction notice is a written document allowing landlords to evict Assured Shorthold Tenancy tenants without providing grounds or reason, requiring only two months’ notice and a court order.
• What is a section 21 no fault eviction? A section 21 no fault eviction allows landlords to evict tenants for any reason or no reason at all, without proving breach of tenancy terms or arrears.
• How long does a section 21 eviction take? A section 21 eviction typically takes 3–4 months from notice service to bailiff enforcement: two months’ notice, then 4–8 weeks for court hearing, plus 14 days for execution.
• How will landlords evict tenants once section 21 is abolished? After 30 April 2026, landlords must use Section 8 notices requiring specified grounds (rent arrears, anti-social behaviour, damage) with four weeks’ notice instead of two.
• How will I evict a tenant without section 21? Landlords will use Section 8 possession notices with defined grounds and longer notice periods, making section 21 eviction changes UK mandatory for all future evictions.
• Are section 21 evictions still legal? Yes, section 21 evictions remain legal until 30 April 2026; from 1 May 2026, the section 21 eviction ban consequences take effect and new notices cannot be served.
• Can I be evicted without a section 21? Yes, landlords can evict using Section 8 notices (for defined grounds like rent arrears or anti-social behaviour), or tenancies can end by mutual agreement or notice to quit.

Section 21 eviction notices remain powerful tools until abolition on 1 May 2026. Procedural compliance determines outcomes; one error invalidates the entire notice. Whether serving or defending, professional legal guidance is essential to protect your rights and avoid costly mistakes.

Take action before it’s too late!

Qredible’s specialist landlord and tenant solicitors review your notice, identify hidden defects, and protect your position.

KEY TAKEAWAYS:

• A section 21 eviction notice allows no-fault evictions, but a single procedural error, missing information, incorrect service, or deposit protection breaches, invalidates the entire notice and stops eviction.
• Tenants can challenge section 21 evictions only on procedural grounds at court, making early legal advice essential to spot defects courts will reject.
• The section 21 eviction ban takes effect 1 May 2026, replacing no-fault evictions with Section 8 notices requiring specified grounds and longer notice periods.