How to properly serve a notice

Check the tenancy records, the reason for ending the tenancy and the current legal requirements. Incorrect grounds, forms, dates or service can invalidate a notice.

Give notice in writing—for example by letter, email or text. The tenancy must normally end on the day rent is due or the day before. The maximum notice that can usually be required is two months, although a shorter period may apply or be agreed in writing. Keep a copy and evidence of delivery.

New Section 21 notices cannot be served for private-sector assured tenancies from 1 May 2026. A landlord must rely on a valid Section 8 ground and use the current Form 3A. Each ground has its own conditions, evidence requirements and notice period.

• Confirm that the ground is genuinely available.

• Use the latest prescribed form.

• State every ground relied upon and provide the required particulars.

• Serve the notice using an authorised method and retain proof.

• Obtain legal advice before issuing proceedings.

If the tenant remains after notice expires, the landlord must apply to court. Changing locks or removing the tenant without the lawful process may amount to illegal eviction.

Last reviewed: 2 September 2026. General information for England; not legal advice.