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All your Questions answered about a Section 21 Notice



As the housing crisis continues to worsen, our clients frequently raise various inquiries regarding the section 21 notices they've received. Here are some of the most frequently asked questions from our clients and prospective tenants.

What is a Section 21 Notice?

A Section 21 notice is a legal notice that landlords use to regain possession of a property from their tenants. It is governed by the Housing Act 1988 and is commonly referred to as a "no-fault eviction" because the landlord doesn't need to provide a specific reason for wanting possession.

What Makes a Section 21 Notice Invalid?

Several factors can invalidate a Section 21 notice, and many of these are outlined in the Housing Act 1988. Some common reasons include:

  • Failure to provide the tenant with a valid Energy Performance Certificate (EPC) and Gas Safety Certificate before serving the notice, as required by Section 21A.

  • Not properly protecting the tenant's deposit in a government-approved tenancy deposit scheme, in accordance with Section 213 to 215.

  • Failing to comply with the legal requirements of serving the notice, such as giving the correct notice period or using the correct form, as specified in Section 21(4) and Section 21(6).

What Happens if a Section 21 Notice is Invalid?

If a Section 21 notice is invalid, it cannot be used to initiate possession proceedings. The tenant retains their rights to remain in the property, and the landlord must address the issues and serve a new valid notice to proceed.

Can a Landlord Rectify an Invalid Section 21 Notice?

Yes, in some cases, a landlord may rectify the errors and serve a new, valid Section 21 notice. However, the landlord must ensure they meet all the legal requirements under the Housing Act 1988 when doing so. Legal advice is often recommended to ensure compliance.

Can a Tenant Challenge an Invalid Section 21 Notice?

Yes, tenants can challenge an invalid Section 21 notice. They can raise the issue during possession proceedings, citing the specific violations of the Housing Act 1988 as the basis for their challenge. This can potentially delay or prevent their eviction.

What are the consequences for a landlord serving an invalid Section 21 notice?

Serving an invalid Section 21 notice can have serious consequences for landlords. In addition to potential delays and legal costs, landlords may face penalties or sanctions imposed by the court for not complying with the Housing Act 1988.


Can a tenant claim compensation for an invalid Section 21 notice?

Under Section 214 of the Housing Act 2004, tenants may be eligible to claim compensation if their landlord failed to protect their deposit in accordance with the law. Compensation is typically based on the amount of the deposit and can result in the landlord being ordered to pay the tenant up to three times the deposit amount as a penalty. However, other forms of compensation for an invalid Section 21 notice would depend on the specific circumstances and would also need to be pursued through the legal process.


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