What is a Section 21 notice?
A Section 21 notice — often called a "no-fault eviction" — is a legal mechanism that allows a landlord to end an Assured Shorthold Tenancy without giving a reason. The landlord simply serves you with at least two months' written notice, and if you don't leave by the end of that period, they can apply to the court for a possession order.
Crucially, the landlord doesn't need to prove you've done anything wrong. You could be a perfect tenant who pays on time and keeps the property immaculate — and still receive a Section 21.
Section 21 is being abolished
The Renters' Rights Act 2025 abolishes Section 21 evictions from 1 May 2026. After that date, landlords can no longer serve new Section 21 notices. Instead, they must use Section 8 and provide a specific ground for possession — such as rent arrears, antisocial behaviour, or wanting to sell or move into the property.
The last date a landlord can legally serve a Section 21 notice is 30 April 2026. If you receive one before that date, it may still be valid — but only if the landlord begins court proceedings by 31 July 2026.
When a Section 21 notice is invalid
Even before the law changes, many Section 21 notices are invalid because landlords fail to comply with the strict requirements. A Section 21 can be challenged if:
• Your deposit was not protected in a government scheme within 30 days
• You were not given the prescribed information about the deposit scheme
• You were not given a current Gas Safety Certificate
• You were not given an Energy Performance Certificate (EPC)
• You were not given the government's "How to Rent" guide
• The notice period is less than two months
• The notice was served during the first four months of the tenancy
• The notice format is incorrect (must be on a Form 6A)
• You had previously complained about repairs and the council issued an improvement notice (retaliatory eviction protection)
What to do if you receive a Section 21
Don't panic. A Section 21 notice is not an eviction — it's the start of a legal process. You are not required to leave on the date stated in the notice. If you don't leave voluntarily, the landlord must apply to the court for a possession order, and then a bailiff's warrant. This process takes months.
Check the validity. Many Section 21 notices are invalid. Check each of the points above. If even one requirement is not met, the notice may be unenforceable.
Get advice immediately. Contact Shelter's helpline (0808 800 4444) or Citizens Advice. If you're at risk of homelessness, contact your local council's housing team — they have a duty to help.
Check the date. If the notice was served on or after 1 May 2026, it is automatically invalid. Section 21 no longer exists after that date.
Important: This guide covers England only. Scotland abolished no-fault evictions in 2017. Wales and Northern Ireland have different rules.