Eviction Notice: What To Do Now (England)

A notice is not an eviction order

There are three separate steps before anyone can make you leave: a valid notice, a possession order from the court, and eviction by court bailiffs (or High Court enforcement officers) under a warrant. Shelter says there is always a court hearing that you can go to. If your landlord changes the locks, removes your belongings, cuts off utilities or forces you out without a court order and bailiffs, that is illegal eviction — a criminal offence. Contact your council, and the police if there are threats or someone is removing you or your things.

Section 21 notices after 1 May 2026

From 1 May 2026, private landlords in England cannot give a section 21 'no fault' notice, even if your tenancy agreement says they can. A section 21 notice given before 1 May 2026 could only be used if the landlord applied to court by 31 July 2026, or earlier if the notice had already run out before then. If they did, that case continues. If they did not, Shelter says the notice can no longer be used and you are now likely to have an assured tenancy, which means your landlord needs a legal reason to evict you. If you are unsure whether a claim was made in time, an adviser can check.

Section 8 notices: the landlord has to give a reason

Landlords now have to rely on a ground for possession, and the notice period depends on the ground. Some grounds are mandatory — if the landlord proves the ground, the court usually has to make an order — and some are discretionary, where the court decides whether eviction is reasonable. These are some of the most common, as GOV.UK describes them.

Things worth checking

You do not need to decide whether the notice is valid yourself — that is what free advice is for — but gather the facts an adviser will ask about. GOV.UK's tenant guidance notes, for example, that an unprotected deposit can stop the court making a possession order, and that you cannot be evicted under ground 8 if you pay the arrears down below the threshold before the hearing, or if the arrears are only there because Universal Credit has not been paid.

Get advice early, not at the end

You can get free legal advice about an eviction through the Housing Loss Prevention Advice Service, including before a court hearing. Shelter and Citizens Advice can also help, and Shelter advises contacting your council's homelessness team if your notice ends in the next two months — do not wait until you have nowhere to go. If court papers arrive, do not ignore them: they give a deadline to respond, and going to the hearing is your chance to put your side.

Replying to your landlord

A written reply is not required, but it can be useful: it asks for the documents the notice relies on, puts your circumstances on record, and opens a conversation if the problem (such as arrears) can be fixed. Keep it factual, say you are taking advice, and do not agree to leave by a date you cannot meet. If the notice is about rent arrears, a realistic repayment offer is often the most useful reply you can send.

Response to a landlord's notice

Edit this template with your facts, dates, and requested outcome before sending.

Subject: Notice dated [date] — [property address]

Dear [Landlord/Agent],

I have received your notice dated [date], which states [the ground(s) given, for example 'ground 1A — sale of the property'] and an end date of [date].

I am taking independent advice on the notice. In the meantime, please send me:
- a copy of any documents the notice relies on
- confirmation of which tenancy deposit scheme holds my deposit, and the date it was protected
- [if arrears are given as the reason: a statement of my rent account showing each payment and the balance]

[If relevant: My tenancy began on [date]. / I have [children at a local school / a disability / other circumstances] which I would like you to be aware of.]

[If you want to stay or need time: I would like to discuss whether this can be resolved without court proceedings. / I am looking for somewhere to live but need more time because [reason].]

Please reply in writing. I have not agreed to leave, and I understand the tenancy continues unless a court orders otherwise.

Kind regards,
[Your Name]

Common mistakes to avoid

• ✕Moving out when the notice expires because you think you have to
• ✕Assuming a section 21 notice given before 1 May 2026 still works without checking whether the landlord went to court in time (by 31 July 2026, or earlier if the notice ran out first)
• ✕Ignoring court papers or not going to the possession hearing
• ✕Waiting until the bailiffs' letter arrives before contacting the council or an adviser
• ✕Agreeing in writing to leave on a date you have no way of meeting
• ✕Letting a landlord change the locks or remove belongings without calling the council or police

Next steps

1. 1Write down the date the notice was given, the ground(s) stated and the end date
2. 2Contact Shelter, Citizens Advice or the Housing Loss Prevention Advice Service for free advice
3. 3If the notice ends within two months, contact your council's homelessness team
4. 4Gather your tenancy agreement, deposit details and rent records
5. 5Reply to your landlord in writing if it helps — and respond to any court papers by their deadline