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A Landlord’s Guide to Section 8 and Section 21 Notices

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Navigating the complexities of landlord-tenant relationships within the UK housing market is a daunting task, especially with the recent legislative changes affecting eviction procedures. Understanding the nuances of Section 21 and Section 8 notices is crucial, not just for compliance, but also to ensure a harmonious relationship with tenants. These notices serve as legal communication tools for landlords seeking possession of their property under specific circumstances, emphasising the importance of proper documentation and adherence to the law, such as ensuring the tenancy deposit scheme compliance, providing an up-to-date energy performance certificate, and maintaining a valid gas safety certificate. With the landscape of tenancy laws evolving, particularly in 2024, being informed and prepared is more important than ever for residential landlords and tenants alike.

This guide will offer a concise yet comprehensive overview of Section 21 and Section 8 notices, delineating their purposes, the legal requirements for serving them, and the necessary steps to ensure these notices are legally compliant. From understanding the conditions under which each notice can be issued to recognising the common mistakes to avoid during their issuance, such as non-compliance with deposit protection and the need for precise notice periods, the subsequent sections aim to equip you with the knowledge to confidently navigate possession proceedings, whether you’re seeking an accelerated possession through a Section 21 notice or embarking on debt recovery via Section 8. By offering insights into the key differences between these notices and how to effectively serve them, this guide serves as an essential resource for managing contractual periodic tenancies and ensuring successful notice seeking possession, ultimately helping landlords and tenants understand their rights and responsibilities within the framework of UK housing legislation.

Overview of Section 21 Notices


A Section 21 notice, often referred to as a ‘no-fault’ eviction notice, is a legal document a landlord can use to end an assured shorthold tenancy without needing to state a reason for eviction. This notice can be served by a landlord to regain possession of their property at the end of a fixed-term tenancy or during a periodic tenancy, provided there is a written contract [10][14].

When It Can Be Used

You can use a Section 21 notice to evict your tenants after a fixed-term tenancy ends or during a tenancy with no fixed end date, known as a ‘periodic’ tenancy [10][14]. However, there are specific conditions under which a Section 21 notice cannot be used:

  • It’s less than 4 months since the tenancy started, or the fixed term has not ended, unless there’s a clause in the contract allowing this [10][14].
  • The property is categorized as a House in Multiple Occupation (HMO) and lacks a HMO licence from the council [10][14].
  • The tenancy began after April 2007, and the tenants’ deposit was not placed in a deposit protection scheme [10][14].
  • The council has served an improvement notice on the property within the last 6 months [10][14].
  • Any unlawful fees or deposits charged to the tenant have not been repaid [10][14].

Notice Period Requirements

A Section 21 notice must provide tenants with at least 2 months’ notice to leave the property. However, this notice period may need to be extended if the tenancy is ‘contractual’ periodic from the start. In such cases, the notice period should be equal to the length of the rental period, if it is more than 2 months. For example, if rent is paid every 3 months, a 3-month notice is required
[10][14]. This ensures that both landlords and tenants have adequate time to prepare for the tenancy’s end, maintaining fairness in the eviction process.

Overview of Section 8 Notices


A Section 8 notice, also known as an eviction notice, is utilized by landlords to terminate an assured shorthold tenancy before the end of its term under specific legal conditions [19][22]. This notice is applicable when tenants have violated the terms of their tenancy agreement, such as falling behind on rent or engaging in prohibited activities [19][22].

Grounds for Service

The legal framework for issuing a Section 8 notice is grounded in the Housing Act 1988, which outlines various ‘grounds for possession’ that a landlord must cite as reasons for eviction. These grounds are categorized into mandatory and discretionary types. Mandatory grounds, which include severe rent arrears or the landlord reclaiming the property for personal use, generally
assure eviction once proven. On the other hand, discretionary grounds require the court to assess the validity of the claims, such as minor rent arrears or damage to property [19][22][23][24].

To legally evict a tenant using a Section 8 notice, landlords must:

  • Clearly list the specific grounds for eviction on the notice.
  • Provide evidence in court to substantiate these grounds.
  • Ensure all procedural requirements are met, including proper documentation and adherence to prescribed notice periods [22][23].

Notice Period Requirements

The notice period for a Section 8 eviction can vary based on the grounds cited. Typically, it ranges from 2 weeks to 2 months. For instance, rent arrears usually require a minimum of two weeks’ notice. However, the notice period may extend depending on the severity of the breach and the specific terms outlined in the tenancy agreement [19][22][23].

It is crucial for landlords to provide the correct notice period to avoid delays and additional costs in the possession proceedings. This involves accurately completing a ‘Notice seeking possession of a property let on an assured tenancy or an assured agricultural occupancy’ form, specifying which terms of the tenancy were broken, and ensuring that all information, such as the date after
which court action can commence, is clearly stated [22][23].

By adhering to these guidelines, landlords can navigate the complexities of Section 8 notices, ensuring legal compliance and minimizing potential disputes during the eviction process.

Key Differences Between Section 21 and Section 8 Notices

Fault vs. No-Fault

A fundamental distinction between Section 21 and Section 8 notices lies in the grounds required for eviction. Section 21 is often referred to as a ‘no-fault’ notice, meaning you, as a landlord, do
not need to provide a reason for evicting the tenant. This can be advantageous if you simply wish to regain possession of your property without delving into specifics [28][32]. On the other hand, a Section 8 notice requires you to explicitly state the reason for eviction based on predefined legal grounds, such as rent arrears or anti-social behaviour. This makes it necessary to prove the
tenant’s fault in court, which can be a more involved process [28][32].

Notice Periods

The notice periods for Section 21 and Section 8 differ significantly and are crucial for you to understand to ensure legal compliance. For a Section 21 notice, you must provide at least two
months’ notice, allowing tenants ample time to find alternative accommodation. This period cannot expire before the end of the fixed term of the tenancy [28][29][32]. In contrast, the notice period for a Section 8 can vary depending on the grounds cited. It can be as short as two weeks in cases of rent arrears, which provides a faster route for addressing breaches of the tenancy
agreement [28][29][32].

Conditions and Restrictions

Section 21 notices come with specific conditions and restrictions that must be met to be valid. For instance, you cannot serve a Section 21 notice within the first four months of the tenancy, and certain documentation, such as a Gas Safety Certificate and Energy Performance Certificate, must have been provided to the tenant prior to serving the notice [30]. Additionally, the tenancy deposit must be protected in a government-backed scheme. Failure to meet these conditions can lead to the notice being challenged in court [30].

Conversely, Section 8 notices can be served at any point during the tenancy if one of the grounds listed in the Housing Act 1988 is met. However, this notice is also subject to stringent requirements, such as specifying the grounds for possession and providing evidence at a court hearing, which can prolong the eviction process if the tenant decides to defend against the notice

Understanding these key differences will help you choose the most appropriate notice depending on your circumstances, ensuring that your actions are legally sound and that the eviction process proceeds as smoothly as possible.

Common Mistakes When Serving Notices

Incorrect Notice Type

One of the most critical errors landlords make is serving the wrong type of eviction notice, which can jeopardize the entire eviction process. For Assured Shorthold Tenancies (ASTs), the distinction between fixed-term and periodic tenancies dictates whether a Section 21 or Section 8 notice is applicable. Serving a Section 21 notice is appropriate after the expiration of a fixed
term, provided all prerequisites are met, whereas a Section 8 notice should be issued for breaches of tenancy terms at any point during the tenancy [41].

Inaccurate Information

Ensuring the accuracy of the information on an eviction notice is paramount. Common errors include incorrect property addresses or the landlord’s details. For instance, it’s crucial to ensure the property address includes any flat or unit number and matches the tenancy agreement exactly. Additionally, the eviction notice must clearly state the landlord’s name and address as
registered, especially important if the landlord is a company, in which case the company’s registered address must be used [40][39]. Any discrepancy in these details can lead to the invalidation of the notice.

Improper Notice Period

The notice period must also be correctly calculated and adhered to, based on the type of notice and the specific circumstances cited for eviction. For Section 8 notices, the notice period can vary significantly, from as little as two weeks up to two months, depending on the grounds for eviction such as rent arrears or breach of tenancy conditions. It’s essential to add two additional
days for service by first-class post, excluding weekends and bank holidays, to ensure compliance with legal timelines [40][41]. Failure to provide the correct notice period can invalidate the notice and delay the eviction process, potentially leading to further financial losses and legal complications.

By avoiding these common pitfalls, you can ensure that your eviction notices are legally compliant, minimizing the risk of disputes and ensuring a smoother transition during the eviction process.


Through this guide, the intricacies of Section 21 and Section 8 notices have been unwrapped, highlighting the essential steps, legal requisites, and common pitfalls surrounding eviction notices in the UK’s dynamic housing landscape. The distinction between ‘no-fault’ Section 21 notices and the ‘fault-based’ Section 8 notices, along with their respective procedures, underscore the importance of precision and legal compliance for landlords. The evolving tenancy laws of 2024 place an even greater emphasis on being fully informed and prepared to navigate these procedures successfully, reinforcing the significance of understanding eviction processes in ensuring a fair and legal approach to property possession and tenant eviction.
Given the complexities and the potential consequences of missteps, both landlords and tenants are encouraged to seek professional advice to navigate the legalities of eviction notices effectively. Ensuring compliance with all legal requirements and understanding the rights and obligations under both Section 21 and Section 8 notices are imperative steps towards maintaining balanced landlord-tenant relationships. For those needing further guidance or facing uncertainties about issuing or responding to an eviction notice, booking a consultation with Zain Legal & Co. can provide the bespoke assistance required to navigate these challenges successfully.


  1. Is a landlord permitted to issue a Section 21 notice?
    • Yes, a landlord can issue a Section 21 notice to terminate an assured shorthold tenancy without needing to state a specific reason for eviction. If the notice is correctly served and valid, the court is obligated to grant a possession order. However, if the notice has errors, the tenant may be able to contest the eviction.
  2. What circumstances justify a Section 8 notice?
    • A landlord can serve a Section 8 notice to evict a tenant under several circumstances, such as non-payment or persistent late payment of rent, violation of a no-pets clause in the tenancy agreement, or causing damage to the property.
  3. What does Section 8 entail for landlords?
    • Section 8 of the Housing Act 1988 allows landlords to evict tenants who have breached the terms of their tenancy agreement or if the landlord wishes to repurpose the property. Common breaches include failure to pay rent and engaging in anti-social behaviour.
  4. Where is it possible to obtain a Section 21 notice form?
    • You can download a free Section 21 notice form from Property Hawk’s landlord software. This software provides a variety of essential forms for landlords, including a free tenancy agreement drafted by Fidler Pepper solicitors.


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