As a landlord, understanding the legal process for evicting a tenant is crucial to avoid costly mistakes. One of the most common methods is serving a Section 21 notice, also known as a "no-fault eviction." However, landlords must follow strict rules before issuing this notice.

In this guide, we’ll cover:

• What a Section 21 notice is and when it can be used

• The difference between a Section 21 notice and a Section 8 notice grounds

• How a Section 13 rent increase affects eviction

• The legal steps to evicting a tenant

• Key landlord advice to avoid disputes

What Is a Section 21 Notice?

A Section 21 notice allows landlords to regain possession of their property without providing a reason (hence "no-fault eviction"). However, landlords must follow specific legal requirements:

1. The tenancy must be an Assured Shorthold Tenancy (AST) – Most private rentals in England and Wales fall under ASTs.

2. The fixed term must have ended – If the tenancy is still within the fixed term (e.g., a 12-month contract), landlords cannot serve a Section 21 notice unless there’s a break clause.

3. The deposit must be protected – Landlords must place the tenant’s deposit in a government-approved scheme and provide prescribed information within 30 days.

4. The property must have the correct licensing – If the property is a House in Multiple Occupation (HMO), it must have the required license.

5. Tenants must have received required documents – This includes:

   • A valid Energy Performance Certificate (EPC)

   • A current Gas Safety Certificate (if applicable)

   • The government’s "How to Rent" guide

If any of these conditions are not met, the Section 21 notice may be invalid, delaying the eviction process.

Section 21 Notice vs. Section 8 Notice Grounds

While a Section 21 notice is a no-fault eviction, a Section 8 notice grounds is used when a tenant has breached the tenancy agreement (e.g., rent arrears, property damage, or antisocial behaviour).

Key Differences:

If a tenant disputes a Section 8 notice, the landlord must prove the grounds in court, whereas a Section 21 notice does not require justification.

How a Section 13 Rent Increase Affects Eviction

Before serving a Section 21 notice, landlords must ensure the rent is correctly set. If they wish to increase rent, they must follow a Section 13 rent increase procedure:

1. Provide at least one month’s notice (for weekly or monthly tenancies).

2. Use Form 4 (England) or Form 4B (Wales) to notify the tenant formally.

3. Ensure the new rent is fair – If the tenant disagrees, they can challenge it at a tribunal.

If a landlord tries to evict a tenant shortly after a Section 13 rent increase, it may appear retaliatory, which could weaken their case in court.

The Legal Process for Evicting a Tenant

Once a Section 21 notice is served, landlords must follow these steps:

1. Serve the notice in writing – Use Form 6A (England) or the correct Welsh form.

2. Wait for the notice period to expire – Typically 2 months (or longer if the tenancy has a longer rent period).

3. Apply for a possession order – If the tenant does not leave, the landlord must apply to court.

4. Obtain a warrant for eviction – If the tenant still refuses, bailiffs can enforce the eviction.

Important: Since the Renters (Reform) Bill is set to abolish Section 21 notices in England, landlords should stay updated on changing laws.

Landlord Advice: Avoiding Disputes When Evicting a Tenant

To minimise conflicts and legal challenges, follow these landlord advice tips:

✔ Keep thorough records – Document all communications, repairs, and rent payments.
✔ Follow the correct procedures – Missing a legal requirement (e.g., deposit protection) can invalidate an eviction.
✔ Consider mediation – If disputes arise, mediation can avoid costly court cases.
✔ Be fair with rent increases – A sudden Section 13 rent increase before eviction may be seen as bad faith.
✔ Seek legal advice if unsure – evicted laws are complex, and mistakes can delay the process.

Conclusion

A Section 21 notice is a powerful tool for landlords but must be used correctly. Before serving one, ensure all legal requirements are met, including deposit protection, property licensing, and proper documentation.

If a tenant has breached the agreement, a Section 8 notice grounds may be more appropriate. Additionally, landlords should handle Section 13 rent increases carefully to avoid accusations of unfair eviction.

By following proper procedures and seeking landlord advice when needed, property owners can navigate evicting a tenant smoothly while staying compliant with the law.

Final Tip: With potential reforms on the horizon, landlords should stay informed about changes to eviction laws to avoid unexpected complications.