Section 21 Notice Calculator

Section 21 is a "no-fault" possession notice that allows landlords to end an Assured Shorthold Tenancy (AST) in England without giving a specific reason, provided they follow the correct procedure.

A minimum of 2 months notice is required (4 months was the COVID-era extension). The notice must expire on the last day of a rent period.

Yes. The Renters Rights Bill, expected to pass in 2025, will abolish Section 21 in England. Wales abolished it in December 2022 via the Renting Homes (Wales) Act 2016.

Key conditions: tenancy must be at least 4 months old, tenant must have been given an EPC, Gas Safety Certificate, and How to Rent guide, deposit must be protected in a scheme, no outstanding repairs notices from the council.

Form 6A is the prescribed form for Section 21 notices in England. It must be used for all ASTs created after October 2015 (and all ASTs after October 2018).

If the tenant does not leave, the landlord must apply to the court for a possession order. This is done via the Accelerated Possession Procedure (typically 6-10 weeks) or a standard possession claim.

No. Section 21 can be served during a fixed term but cannot require possession before the fixed term ends. You can serve it 2 months before the end of a fixed term.

The Deregulation Act 2015 introduced additional requirements for valid Section 21 notices, including providing an EPC, Gas Safety Certificate, and the government's How to Rent guide.

Yes. Tenants can challenge if: the notice is invalid, the property is an unlicensed HMO, the landlord has not complied with deposit protection, or they have made a legitimate complaint about repairs.

Section 8 is a fault-based possession notice served when a tenant breaches the tenancy agreement (e.g., rent arrears of 2+ months). Section 8 will remain after the Renters Rights Bill abolishes Section 21.

From serving notice to possession: typically 4-6 months total. Notice period (2-4 months) + court application processing (2-6 weeks for accelerated procedure) + bailiff enforcement if needed (further 4-8 weeks).

After abolition, landlords can only evict tenants using fault-based grounds (Section 8) such as rent arrears, anti-social behaviour, or if the landlord wants to sell or move in. New expanded Section 8 grounds are proposed.