How to Serve a Section 21 Notice Correctly in 2026 (Before It's Abolished)

Section 21 Is Being Abolished — Act Now If You Need It

The Renters Rights Act 2025 abolishes Section 21 "no fault" evictions from 1 May 2026. If you need to regain possession of your property without citing a specific ground, you must serve a valid Section 21 notice before that date.

This guide explains exactly how to serve a Section 21 notice correctly in 2026, and every compliance requirement that must be met before you serve it.

The Section 21 Pre-Conditions Checklist

A Section 21 notice is automatically invalid if any of the following conditions are not met at the time of service:

1. Gas Safety Certificate is valid

Current, unexpired Gas Safety Certificate must exist

Tenant must have received a copy before or at the start of the tenancy (or within 28 days of each annual renewal)

If the tenant never received a copy, Section 21 is blocked until they do

2. EICR is valid

An unexpired Electrical Installation Condition Report must exist

Tenant must have received a copy within 28 days of the report, or before they moved in

Must have no outstanding C1 or C2 remedial work

3. EPC is valid

An Energy Performance Certificate must exist and not be expired

Tenant must have received a copy before the tenancy began

4. Deposit is protected

If you took a deposit, it must be in a government-approved scheme (DPS, TDS, or mydeposits)

Prescribed Information must have been served within 30 days of receiving the deposit

If this was not done in time, you must return the deposit before Section 21 becomes available

5. How to Rent guide was provided

You must have given the tenant the most recent version of the "How to Rent" guide at the start of the tenancy

If the guide has been updated since then, you should have provided the latest version

6. No Improvement Notice or Emergency Remedial Action

You cannot serve Section 21 within 6 months of a local authority serving an Improvement Notice on the property

The Correct Form to Use

Section 21 notices in England must be served using Form 6A (prescribed by The Assured Tenancies and Agricultural Occupancies (Forms) (England) Regulations 2015).

Using an outdated or incorrect form invalidates the notice. Always download the current version from GOV.UK.

Key points when completing Form 6A:

Date the notice at least 2 months before the date you want the tenant to leave

The date possession is required must be after the fixed term ends (if applicable)

Use the correct address — including the property being let, not your home address

Serving the Notice Correctly

How you deliver the notice matters legally.

Acceptable methods:

Personal hand delivery (get a signature or witness)

First class post (deemed served 2 business days after posting — keep proof of postage)

Email (only if the tenancy agreement explicitly permits this)

Not acceptable:

Leaving it through a letterbox without proof of delivery

WhatsApp or text message

Recommended: Use first class post with a certificate of posting (free from any post office) AND email if permitted. Keep copies of everything.

What to Do If Your Section 21 Is Challenged

If a tenant challenges your Section 21, the court will check every pre-condition. Common reasons Section 21 is found invalid:

Gas safety certificate not served before or at start of tenancy

Prescribed Information for deposit served late

Wrong form used

Notice period too short

Improvement Notice was in force within the last 6 months

If any issue is found, the notice is void and you must start again — which may not be possible after 1 May 2026.

The safest approach: Check every pre-condition carefully before you serve. If in any doubt, consult a solicitor specialising in landlord and tenant law.

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