How to Complete a Section 21 Notice: A Guide for Landlords (2025)

A Section 21 Notice is the first step in regaining possession of your rental property. As a statutory notice, it allows landlords to end assured shorthold tenancies without proving fault — so long as it’s completed correctly.  

Completing — or submitting — the notice incorrectly can result in lengthy delays, substantive costs, or your possession claim being struck out by the court, so we’ve collated this short guide to completing a Section 21 Notice properly; explaining exactly what makes these notices invalid, and how you can avoid the common errors that could derail your possession proceedings. 

What is a Section 21 Notice? 

A Section 21 Notice is a legal document that allows landlords to terminate assured shorthold tenancies without needing to prove the tenant has breached their tenancy agreement. Often called a "no-fault eviction notice," it provides a streamlined route to possession when served correctly. 

The notice must give tenants at least two months' notice that you require possession of the property. Once this period expires, you can apply to the court for a possession order if the tenant hasn't vacated voluntarily. 

When can you serve a Section 21 Notice? 

You can serve a Section 21 Notice during a fixed-term tenancy, but it cannot expire before the fixed term ends. For periodic tenancies, the notice must expire at the end of a rental period. 

Keep in mind that: 

• You cannot serve the notice within the first four months of the tenancy 

• At least two months' notice must be given 

• The notice cannot be served within six months of serving improvement or prohibition notices 

Before completing your Section 21 Notice, ensure you've met all statutory requirements. Failure to satisfy these prerequisites will make your notice invalid. 

• Deposit Protection 

Your tenant's deposit must be protected in a government-approved deposit protection scheme. You must also provide your tenant with the prescribed information about the protection within 30 days of receiving the deposit. 

If you fail to protect the deposit or provide the required information, your Section 21 Notice will be invalid until you comply and pay compensation to the tenant. 

• Energy Performance Certificate (EPC) 

You must have provided your tenant with a valid EPC before the tenancy begins. The certificate must be current and cover the entire property being let. 

• Gas Safety Certificate 

If your property has gas appliances, you must provide a current gas safety certificate. This must be given to the tenant within 28 days of the check or before the tenancy starts, whichever is later. 

• Electrical Safety Standards 

For tenancies beginning after 1 July 2020, you must provide an electrical installation condition report (EICR) that's no more than five years old. 

How to complete a Section 21 Notice 

The most commonly used form for a Section 21 Notice is Form 6A, which applies to assured shorthold tenancies.  

Section 1: Property Details 

Enter the full address of the rental property, including the postcode. If the property is a flat, include the flat number and building name. 

Section 2: Tenant Information 

List all tenants named on the tenancy agreement. If there are joint tenants, all names must be included. Double-check spelling and ensure you haven't omitted anyone. 

Section 3: Landlord Details 

Provide your full name and address. If you're acting through an agent, include their details as well. If there are joint landlords, all must be named on the form. 

Section 4: Notice Period 

State the date on which you require possession. This must be: 

• At least two months from the date of service 

• Not before the end of any fixed term 

• On the last day of a rental period for periodic tenancies 

Section 5: Grounds for Possession 

While Section 21 is a "no-fault" procedure, you may include additional grounds under Section 8 if applicable. However, most landlords rely solely on Section 21 if there are no faults on the part of the tenant. 

Section 6: Signature and Date 

Sign and date the notice. If there are joint landlords, all will need to sign. The date should be the day that you sign the notice, not the day that you serve it. 

What can make a Section 21 Notice invalid? 

• Timing Errors 

Serving the notice too early in the tenancy, or not providing sufficient notice, will result in invalidity. The notice cannot require possession before the end of the fixed term, and at least two months’ notice (from the date of service) must be provided. 

• Failure to Meet Prerequisites 

Not protecting the deposit, failing to provide required certificates, or using an outdated "How to Rent" guide will invalidate your notice. 

• Incorrect Information 

Errors in tenant names, property addresses, or possession dates — even minor spelling mistakes — can render the notice invalid.  

• Retaliatory Eviction 

If you serve the notice within six months of your tenant making a complaint about property conditions, it may be deemed retaliatory and therefore invalid. 

After Serving the Notice 

Once served, the tenant has two months to vacate. If they don't leave voluntarily, you can apply to the court for a possession order.