What happens if I receive a Section 21 notice?
Section 21: You Have More Time Than You Think.
Receiving a Section 21 notice is scary, but it is important to remember: The notice itself does not end your tenancy. Only a court order and a bailiff's warrant can legally force you to leave.
Landlords often use Section 21 because it is a 'No Fault' route—they don't need a reason. However, because it is so powerful, the law is extremely strict. If your landlord has missed even one small administrative step (like giving you a current Gas Safety certificate or protecting your deposit on time), the notice is INVALID.
The Three Key Facts:
- Don't Panic on the Deadline: You do not have to move out by the date on the notice. The landlord must go to court first, which takes months.
- Check for Validity: Over 60% of Section 21 notices are estimated to be invalid due to landlord errors.
- Council Advice: Most councils will tell you to 'stay put' until the bailiff stage to ensure they have a duty to rehouse you.
Related Situations: If your landlord is selling the property, see what happens if my landlord sells. If you are in arrears, read our guide on missing rent payments.
Use our tools below to check if your notice is valid and estimate your true eviction timeline.
1 The Typical Timeline
If you take no action, this is the standard statutory process. Timescales are approximate but typical for 2026.
Notice Served
You receive Form 6A. This must give you a minimum of 2 months' notice to leave.
Notice Expires
The date on the notice passes. If you haven't left, the landlord can now apply to the court for a Possession Order.
Court Process
The 'Accelerated Possession' procedure. You receive papers to fill in. If the notice is invalid, the judge will dismiss the claim.
Bailiffs
If the landlord wins, they apply for a warrant. Bailiffs give you at least 14 days' notice of the physical eviction date.
2 Free Calculators & Checks
Don't assume the notice is legal. Check your landlord's compliance against the 7 mandatory hurdles.
Section 21 Validity Checker
Most Section 21 notices are invalid. Find out if yours stands up in court.
Landlords want you out in 8 weeks. In reality, it takes several months. See the true legal timeline.
The "Real" Eviction Timeline
Landlords often say you MUST leave on the notice date. Legally, that's just the start.
Notice Period
2 MonthsCourt Application
4-8 WeeksPossession Order
14-42 DaysBailiff Warrant
4-12 WeeksTotal Estimated Time
4 to 7 MONTHS
*Assuming you stay until the bailiffs arrive. Do not leave until you have a new home or the council says you must.
Is the date on the letter even legal? Calculate the minimum 2-month expiry window.
Notice Expiry Calculator
Check if your landlord gave you the legal minimum notice.
Select the date you received the notice to see the minimum legal deadline.
Notice is invalid? Use this to draft your response to the court and stop the eviction.
Court Defense Scripter
If your landlord takes you to court, you'll receive a 'Defense Form' (N11B). Use this text for Section 3 (if you think the notice is invalid).
Tip: You MUST return the N11B defense form within 14 days of receiving the court papers. This forces a judge to review your evidence.
The 'Validity Hurdles' Landlords Must Clear
A Section 21 notice is legally void if the landlord has failed to:
- Protect your deposit in a government scheme within 30 days of receiving it.
- Provide Prescribed Information about where that deposit is held.
- Serve a current Gas Safety Certificate at the start of the tenancy (and every year since).
- Provide an Energy Performance Certificate (EPC) with a rating of E or better.
- Provide the version of the 'How to Rent' guide that was current when you started/renewed.
- Use the correct form (Form 6A).
- Give at least 2 months' notice.
If they fail any of these, the court cannot grant possession.
Bailiffs: The Final Stage
Even if you lose in court, you aren't out the next day. The landlord must apply for a Warrant of Possession.
County Court bailiffs (or High Court enforcement officers) will then send you a letter with a specific time and date for the eviction. This is usually at least 2 weeks away. Only at this point do you physically have to leave the property.
If you have kids or are vulnerable, the council's homelessness team should be working with you by this stage to secure emergency accommodation.
Summary of Options
Check Validity
Use our Validity Checker immediately. If it's invalid, you have a massive advantage in court.
Stay Put
If you have nowhere to go, do not move out. Moving out voluntarily 'before you are homeless' can make you 'intentionally homeless' in the eyes of the council.
Negotiate
Offer a 'Cash for Keys' deal. If the landlord wants the property back fast, they might pay your moving costs or return your full deposit to avoid court fees.
Common Questions
Do I have to pay rent during the notice period?
YES. If you stop paying rent, the landlord can switch to a 'Section 8' notice, which is much faster (2 weeks) and can lead to a CCJ for the debt. Keep paying to protect your rights.
The notice is just an email. Is that valid?
Generally no. It must be a 'Form 6A' or contain exactly the same information. If your contract says notices can be served by email, it might be valid, but only if they used the correct form as an attachment.
Will I lose my deposit?
The Section 21 process doesn't affect your deposit. You are still entitled to it back, minus any proven damages or rent arrears, via the protection scheme's dispute service.
Can they change the locks while I'm at work?
NO. This is 'Illegal Eviction' and is a criminal offence. Your landlord can be arrested and you can sue for thousands of pounds. Only a court bailiff can change the locks.
Official Sources & References
Related Situations
Other guides accurately explaining what happens next in housing .
What happens if I stop paying my energy bills?
Stopping energy payments triggers a series of escalations from the supplier, including forced prepayment meters and potentially CCJs. However, there are strict protections for vulnerable people.
What happens if my landlord sells the property?
A landlord selling does NOT mean you have to leave immediately. You often have the right to stay as a 'Sitting Tenant' until your contract ends.
What happens if I miss a mortgage payment?
A missed mortgage payment triggers immediate letters from your lender, but you have huge legal protections. Repossession is a last resort and often takes over 12 months.