Section 21 eviction


How to check a section 21 notice is valid

Coronavirus update: evictions are on hold

All court action for eviction has been put on hold until at least 23 August.

Your landlord can't get a court order to evict you until after that date

1. Check the form and dates

Your landlord can't give you a valid section 21 notice during the first 4 months of your original contract.

The notice must be on Form 6A if your tenancy started or was renewed on or after 1 October 2015.

A valid section 21 notice must give you at least

  • 2 months if given before 26 March 2020
  • 3 months if given on or after 26 March 2020

Your landlord must start court action within 6 months of giving you the notice. The notice becomes invalid if they wait longer than this.

You're entitled to notice equal to your rental period if you pay rent quarterly or every 6 months. The landlord must start court action within 4 months of the end date on the notice. 

2. Find out if your deposit is protected

A section 21 notice is invalid if either:

  • your deposit is not protected in a scheme
  • it was protected more than 30 days after your most recent contract started

If your landlord breaks these rules, they can only serve a valid section 21 notice if they return your deposit first.

The landlord must also give you certain written information about the deposit and the scheme used before they can give you a valid section 21 notice.

The tenancy deposit protection rules also apply to agents.

3. Check your tenancy related documents

A section 21 notice can be invalid if you receive it before your landlord gives you a current copy of the following documents:

This might not apply if your tenancy started before 1 October 2015 and has not been renewed since.

4. If you're overcharged for a fee or deposit

Landlords and agents can only:

  • take up to 5 weeks' rent as a deposit
  • charge fees in certain situations

Most tenancy related fees are banned.

Your landlord can't give you a valid section 21 notice if they took a higher deposit or a banned fee unless they return the overcharged amount first.

But if an agent overcharged you, the landlord can still give you a section 21 notice.

5. Find out if your landlord needs a licence

Many houses in multiple occupation (HMOs), such as bedsits and B&Bs, need a licence. Some councils require all private landlords to have a licence.

A landlord who needs a licence can’t serve a valid section 21 notice unless they either:

  • have a licence from the council
  • have applied for a licence or a temporary exemption 

Ask the council if your landlord needs a licence:

Find your council's details on GOV.UK

6. If the council order repairs to your home

Your landlord can't give you a valid section 21 notice for the next 6 months if the council orders your landlord to do repairs under either an:

  • improvement notice
  • emergency works notice

A section 21 notice could be invalid if you got it after making a written complaint to your landlord about conditions in your home. It becomes invalid if you complain to the council and they serve an improvement or emergency works notice on your landlord.

Find out more about when you're protected from revenge eviction if you ask for repairs.

Still need help?

If you think your notice is invalid and need further advice:

Contact a Shelter adviser online or by phone


Last updated 08 June 2020 | © Shelter

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