{"id":7180,"date":"2019-04-18T16:23:07","date_gmt":"2019-04-18T15:23:07","guid":{"rendered":"https:\/\/www.lettingaproperty.com\/landlord\/blog\/?p=7180"},"modified":"2019-04-18T16:23:07","modified_gmt":"2019-04-18T15:23:07","slug":"what-is-a-section-21-notice","status":"publish","type":"post","link":"https:\/\/www.lettingaproperty.com\/landlord\/blog\/what-is-a-section-21-notice\/","title":{"rendered":"What will happen to the Section 21 notice? (April 2019)"},"content":{"rendered":"\n<h2 class=\"wp-block-heading\"><strong>What is\na Section 21 notice?<\/strong><\/h2>\n\n\n\n<p>Serving a <a href=\"https:\/\/www.gov.uk\/evicting-tenants\/section-21-and-section-8-notices\">Section 21<\/a>&nbsp;notice is currently the only way for a landlord to seek possession where the tenant is either not in breach of the tenancy or one several pre-advised grounds are not available. The vast majority of tenancies end because the tenant serves notice and many landlords never serve a Section 21 notice. For the most part, tenants pay the rent on time and look after the property.<\/p>\n\n\n\n<p class=\"cta\"><a href=\"https:\/\/www.lettingaproperty.com\/landlord\/blog\/levelling-up-for-landlrods\/\" target=\"_blank\" rel=\"noreferrer noopener\">Levelling Up for Landlords: Government White Paper for Landlords and Renters <\/a><\/p>\n\n\n\n<h2 class=\"wp-block-heading\"><strong>Section 21 and the How to Rent Guide<\/strong><\/h2>\n\n\n\n<p>In 2015, the government introduced a great little booklet\nentitled the \u2018<a href=\"https:\/\/www.lettingaproperty.com\/landlord\/blog\/how-to-rent-guide\/\">How to\nRent<\/a>\u2019 guide. Its aim was \u2013 and still is &#8211; to inform and educate tenants and\nlandlords of their rights, in the hope that it will go some way towards helping\nthe industry stamp out bad practices.<\/p>\n\n\n\n<p>Today, that booklet serves as a helpful checklist for anyone\nsearching for a house or flat to rent and offers plenty of advice to guide\ntenants and landlords through every step of the letting process.<\/p>\n\n\n\n<p>So, what does the How to Rent guide have to do with serving\na Section 21 notice?<\/p>\n\n\n\n<p>To issue a <a href=\"https:\/\/www.gov.uk\/evicting-tenants\/section-21-and-section-8-notices\">Section\n21<\/a> notice to a tenant, a landlord must show that they provided their tenant\nwith a copy of the How to Rent guide at the beginning of the tenancy. If this\ncannot be evidenced, a Section 21 notice cannot be issued.<\/p>\n\n\n\n<p>So the How to Rent guide is a pretty important piece of a landlord\u2019s armoury.<\/p>\n\n\n\n\n\n<h2 class=\"wp-block-heading\"><strong>Section 21 Notice \u2013 After 1st October 2015<\/strong><\/h2>\n\n\n\n<p>For landlords whose Assured Shorthold Tenancy (AST) was\ncreated<strong> after<\/strong> the 1st October 2015, it\u2019s important to serve \u2018Form 6a\u2019\nfor no fault possession and hand over the following documents to tenants prior\nto them signing the agreement:<\/p>\n\n\n\n<ul class=\"wp-block-list\"><li>A copy of the <a href=\"https:\/\/www.lettingaproperty.com\/landlord\/blog\/how-to-rent-guide\/\">\u201cHow to Rent\u201d guide<\/a><\/li><li>A valid <a href=\"https:\/\/www.lettingaproperty.com\/landlord\/blog\/energy-performance-ratings\/\">Energy Performance Certificate (EPC) <\/a><\/li><li>A valid <a href=\"https:\/\/www.lettingaproperty.com\/landlord\/blog\/gas-safety-regulations-2018\/\">Gas Safety Certificate<\/a><\/li><\/ul>\n\n\n\n<p>A failure to comply with these requirements can invalidate\nthe notice. This does not even take into account ensuring it is not served too\nearly or acted upon too late.&nbsp;<a href=\"https:\/\/www.lettingaproperty.com\/landlord\/advice\/how-to-evict-a-tenant\">Evicting\na tenant<\/a>&nbsp;can be a legal minefield.<\/p>\n\n\n\n<p>If the property is a HMO and requires a licence, this must\nhave been obtained before the agreement is signed.<\/p>\n\n\n\n<p>Finally, landlords must protect the deposit with a government-approved\nscheme and serve the relevant prescribed information within 30 days.<\/p>\n\n\n\n<p>This importance of the signature can\u2019t be underestimated\neither \u2013 it confirms that tenants have been provided with an up-to-date version\nof the documents and is a landlord\u2019s safeguard!<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Section 21 Notice &#8211; <strong>Before 1st October 2015<\/strong><\/h2>\n\n\n\n<p>If the fixed term tenancy was created <strong>prior<\/strong> to 1<sup>st<\/sup>&nbsp;October\n2015, no \u2018How to Rent\u2019 guide was sent out and the tenancy has now lapsed into a\nstatutory periodic tenancy, the section notice you can serve is a <strong>Section\n21(4)a<\/strong>.<\/p>\n\n\n\n<p>Because of the lapsed date, remember that landlords cannot\nseek possession against the tenant during the first four months of the tenancy.\nIt\u2019s important to note that when the tenancy is a replacement tenancy, the four-month\nperiod is calculated by reference to the start of the <strong>original<\/strong> tenancy\nand not the start of the replacement tenancy.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\"><strong>We&#8217;ll do the paperwork<\/strong><\/h2>\n\n\n\n<p>We understand that the amount of paperwork involved in\nproperty ownership and lettings can be a bit overwhelming at times. <\/p>\n\n\n\n<p>Although it can be time-consuming and laborious, <a href=\"https:\/\/www.lettingaproperty.com\/landlord\/blog\/legal-landlord-documents\/\">getting your documents right<\/a> beforehand will save you a lot of time, money and headaches in the long run.<\/p>\n\n\n\n<p>With our <a href=\"https:\/\/www.lettingaproperty.com\/rent-on-time\">Complete<\/a> plan, we&#8217;ll take care of all your paperwork &#8211; including serving notice if you need us to. We&#8217;ll also pay your rent every month, regardless of whether the tenant pays or not.<\/p>\n\n\n\n<p>Give us a call today on 0333 577 888 or <a href=\"https:\/\/www.lettingaproperty.com\/\">visit our website<\/a> for more information.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\"><strong>Future changes to Section 21<\/strong><\/h2>\n\n\n\n<p>Earlier in 2019, the government announced that they intend\nto put an end to \u2018no-fault\u2019 evictions.<\/p>\n\n\n\n<p>This decision was made in response to a 2018 consultation: \u2018<a href=\"https:\/\/assets.publishing.service.gov.uk\/government\/uploads\/system\/uploads\/attachment_data\/file\/721556\/PRS_Longer_Tenancies_Consultation.pdf\">Overcoming the Barriers to Longer Tenancies in the Private Rented Sector<\/a>\u2019.<\/p>\n\n\n\n<p>The consultation identified that there was no tenant consensus around \u2018mandating a certain tenancy length\u2019. It additionally noted that the response from landlords was for no change to the current position. The alternative to giving the tenant the security of a long-term tenancy is to remove the ability of the landlord to end a tenancy without a genuine and evidenced reason.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">2019: the beginning of the end for Section 21<\/h2>\n\n\n\n<p>In the Queen\u2019s Speech on&nbsp;<a href=\"https:\/\/www.gov.uk\/government\/publications\/queens-speech-december-2019-background-briefing-notes\">Thursday 19<sup>th<\/sup>&nbsp;December<\/a> 2019, it was announced that a new Renter\u2019s Reform Bill will \u201c<em>introduce a package of reforms to deliver a fairer and more effective rental market<\/em>\u201d.<\/p>\n\n\n\n<p>The Bill is said to put an end to no-fault evictions by removing Section 21, yet will also \u201c<em>strengthen the rights of landlords<\/em>\u201d who need to legitimately gain possession of their property.<\/p>\n\n\n\n<p>A new lifetime deposit will also be introduced so that tenants will not need to save for a new deposit every time they move house.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\"><strong>What will replace the Section 21 notice?<\/strong><\/h2>\n\n\n\n<p>If Section 21 is changed or completely repealed, the route for landlords to seek possession would be under&nbsp;<a href=\"https:\/\/www.legislation.gov.uk\/ukpga\/1988\/50\/section\/8\">Section 8 of the Housing Act 1988<\/a>. <\/p>\n\n\n\n<p>Section 8 allows for the landlord to seek possession during\neither the fixed term or the periodic element of a tenancy under either\npre-advised grounds or breach of tenancy grounds.<\/p>\n\n\n\n<p>An overhaul of Section 8 and the Schedule 2 grounds would be\nrequired to ensure that landlords can get possession of their property, if, for\ninstance, the landlord wanted to sell. At the moment, in this scenario, the\nlandlord either sells with the tenant in situ or serves a Section 21 notice. A\nnew ground in Schedule 2 would be required to enable the landlords wanting to\nsell to claim possession under Section 8.<\/p>\n\n\n\n<p>If Section 21 is abolished, the government would need to\naddress this \u2018grey-area\u2019. With no way to serve notice to sell, landlords may not\nbe willing to buy into a market without an easy exit route and lenders would be\nreluctant to lend to potential landlords. <\/p>\n\n\n\n<h2 class=\"wp-block-heading\"><strong>How might Section 21 changes be implemented?<\/strong><\/h2>\n\n\n\n<p>In most cases, possession proceedings after the expiry of a Section 21 notice are currently carried out under an&nbsp;<a href=\"https:\/\/www.gov.uk\/private-renting-evictions\/accelerated-possession\">accelerated possession proceeding<\/a>. Ordinarily, this is a paper process and only requires a court hearing when either more information is required or the tenant raises a defence that the judge needs to understand more fully. A Section 8 possession proceeding currently always requires a court hearing.<\/p>\n\n\n\n<p>It is hard to imagine that the courts could cope with\nexisting Section 8 proceedings in addition to those that would have been dealt\nwith under Section 21 proceedings as well. The location of the court will\ninfluence the amount of time between the court application and the hearing &#8211; &nbsp;and courts in London already take much longer.\n<\/p>\n\n\n\n<p>The government may examine the experience of Scotland, which\nwent through a similar process and eventually scrapped their&nbsp;<a href=\"https:\/\/www.mygov.scot\/ending-a-tenancy-as-a-landlord\/\">equivalent of Section\n21<\/a>&nbsp;in 2017 and replaced it with a list of reasons why a landlord could\nbring a tenancy to an end.<\/p>\n\n\n\n<p>Many tenants have expressed that they are fearful of\ncomplaining of disrepair to their landlord in case their complaint is met with\na Section 21 notice. There is legislation in place to deal with this in&nbsp;<a href=\"http:\/\/www.legislation.gov.uk\/ukpga\/2015\/20\/section\/33\/enacted\">Section\n33 and 34 of the Deregulation Act 2015<\/a>, as well as the <a href=\"https:\/\/www.lettingaproperty.com\/landlord\/blog\/fitness-for-human-habitation-act-2019\/\">Homes\n(Fitness for Human Habitation) Act 2018<\/a> \u2013 so why\nare tenants still tentative?<\/p>\n\n\n\n<p>The answer is that the real issue is not the Section 21\nnotice itself \u2013 but the lack of enforcement. Are the government proposing the\nrepeal of Section 21 as admission that enforcement is not working and they have\nno idea as to how to solve the problem?<\/p>\n\n\n\n<p>What\u2019s your opinion on this proposed change to section 21? Leave\na comment below and let us know your thoughts!<\/p>\n","protected":false},"excerpt":{"rendered":"<p><span class=\"span-reading-time rt-reading-time\" style=\"display: block;\"><span class=\"rt-label rt-prefix\">Reading Time: <\/span> <span class=\"rt-time\"> 5<\/span> <span class=\"rt-label rt-postfix\">minutes<\/span><\/span>What is a Section 21 notice? Serving a Section 21&nbsp;notice is currently the only way for a landlord to seek possession where the tenant is either not in breach of [&hellip;]<\/p>\n","protected":false},"author":2,"featured_media":11564,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"footnotes":""},"categories":[20],"tags":[54,43,58],"class_list":["post-7180","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-property-news","tag-ending-a-tenancy","tag-evictions","tag-notice-periods"],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v27.4 - https:\/\/yoast.com\/product\/yoast-seo-wordpress\/ -->\n<title>What is a Section 21 notice and what future changes can we expect?<\/title>\n<meta name=\"description\" content=\"Is there a future for the Section 21 notice? 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The government proposes abolishing the legislation - but how will this impact landlords?\" \/>\n<meta property=\"og:url\" content=\"https:\/\/www.lettingaproperty.com\/landlord\/blog\/what-is-a-section-21-notice\/\" \/>\n<meta property=\"og:site_name\" content=\"Landlord Blog\" \/>\n<meta property=\"article:publisher\" content=\"https:\/\/www.facebook.com\/lettingaproperty\/\" \/>\n<meta property=\"article:published_time\" content=\"2019-04-18T15:23:07+00:00\" \/>\n<meta property=\"og:image\" content=\"https:https:\/\/www.lettingaproperty.com\/landlord\/blog\/wp-content\/uploads\/2019\/04\/section-21-notice-1.png\" \/>\n\t<meta property=\"og:image:width\" content=\"748\" \/>\n\t<meta property=\"og:image:height\" content=\"350\" \/>\n\t<meta property=\"og:image:type\" content=\"image\/png\" \/>\n<meta name=\"author\" content=\"Jonathan Daines\" \/>\n<meta name=\"twitter:card\" content=\"summary_large_image\" \/>\n<meta name=\"twitter:creator\" content=\"@lettingproperty\" \/>\n<meta name=\"twitter:site\" content=\"@lettingproperty\" \/>\n<meta name=\"twitter:label1\" content=\"Written by\" \/>\n\t<meta name=\"twitter:data1\" content=\"Jonathan Daines\" \/>\n\t<meta name=\"twitter:label2\" content=\"Estimated reading time\" \/>\n\t<meta name=\"twitter:data2\" content=\"6 minutes\" \/>\n<script type=\"application\/ld+json\" class=\"yoast-schema-graph\">{\"@context\":\"https:\\\/\\\/schema.org\",\"@graph\":[{\"@type\":\"Article\",\"@id\":\"https:\\\/\\\/www.lettingaproperty.com\\\/landlord\\\/blog\\\/what-is-a-section-21-notice\\\/#article\",\"isPartOf\":{\"@id\":\"https:\\\/\\\/www.lettingaproperty.com\\\/landlord\\\/blog\\\/what-is-a-section-21-notice\\\/\"},\"author\":{\"name\":\"Jonathan Daines\",\"@id\":\"https:\\\/\\\/www.lettingaproperty.com\\\/landlord\\\/blog\\\/#\\\/schema\\\/person\\\/6b218acf8f115660ee43a2547249ac01\"},\"headline\":\"What will happen to the Section 21 notice? 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