28 Day Notice To Vacate Letter Template for England and Wales

When you need to regain possession of your rented home in England and Wales, serving a properly formatted 28 Day Notice to Vacate Letter is often the first step in the process. This formal letter tells your tenants that you want to end the tenancy, gives them the required notice period to move out voluntarily, and sets out how to contact you before any court proceedings begin.

What is a 28 day notice?

A 28 day notice is a written notice from a landlord that gives a tenant 28 days to leave a rented home. It states the date the tenancy ends and the date the tenant must vacate, so both sides know exactly when possession is expected. Section 21 was abolished on 1 May 2026, so there is no longer a standard two-month no-fault notice to compare against. Notice periods now follow the Section 8 ground relied on, so it is worth checking that your ground genuinely supports this shorter period before you serve it.

When do you need this document?

You typically need a 28 Day Notice to Vacate Letter when you want to end a tenancy on specific grounds that allow for a shorter notice period than the standard notice. This includes situations where tenants have breached their tenancy agreement through non-payment of rent, damage, or anti-social behaviour. Fixed-term assured tenancies no longer exist in England, so a shorter period now depends on the ground relied on or on a clause in the agreement. It is important to verify that your ground genuinely carries a shorter notice period, since the Section 21 route no longer exists and using the wrong notice can invalidate your possession claim.

How do you give notice correctly?

To give notice correctly, put the notice in writing, name the home and all parties in full, and state both the date the tenancy ends and the date the tenant must vacate. Count the 28 days from the date the notice is served, not the date it was written, and allow extra days for postal service where your tenancy agreement requires it. Serve the notice using a method you can prove: hand delivery, recorded delivery post, or another method set out in the tenancy agreement. Keep a dated copy and proof of service, because you'll need to show the notice was properly given if the tenant does not leave.

28 days versus a month's notice. Which applies?

A 28 day notice and a month's notice are not always the same thing, and the difference can decide whether your notice is valid. A periodic tenant ending a monthly tenancy usually gives at least one month's notice running to the end of a tenancy period, which can be more than 28 days depending on when in the month you serve. A landlord relying on a Section 8 ground follows the period that ground carries, which may be less or more than 28 days.

How to send the notice

The method you use to send the notice matters as much as its content. Choose one of these and record how and when you did it:

• Hand delivery to the tenant's home, ideally with a witness who can confirm the date.
• Recorded or first-class post to the address, keeping the postal receipt.
• Email, but only where the tenancy agreement expressly allows service by email and you keep the sent message and any read receipt.

Whichever route you take, note the address you sent it to, the date, and who handled delivery. If the tenancy is a joint tenancy, address the notice to all named tenants and make sure each person receives their own copy, otherwise the notice may still be challenged as invalid.

Example of a 28 day notice to vacate

A short worked example shows how the key dates fit together. If you serve notice on 1 June by recorded delivery, count 28 clear days from that date and set the move-out date no earlier than 29 June. A valid letter would name the landlord and tenant in full, give the full property address, state "your tenancy ends on 29 June 2026 and you must vacate the property by that date", cite the Section 8 ground relied on, and be dated and signed. Keep the postal receipt as proof of when the notice was served.

Can a tenant give 28 days' notice to end a tenancy?

A 28 day period also comes up when a tenant wants to leave. Where a tenant gives notice to end a periodic tenancy, the notice must usually run to the end of a tenancy period and be in writing. If you are the one moving out, a notice to quit sets out your intention to end the tenancy and vacate, and a dated, written record of when you served it protects you if the end date is later disputed. Either way, the key points are the same: put it in writing, agree a clear move-out date, and keep proof of when and how you gave notice.

Fixed-term versus periodic tenancies

The notice you can give depends on the tenancy type. Since every assured tenancy in England is now periodic, a landlord's ability to end it depends on establishing a Section 8 ground rather than on a break clause, so check the ground before relying on a 28-day period. In a periodic tenancy (one that runs month to month or week to week after the fixed term ends), notice periods are governed by the tenancy agreement and the relevant legislation. Confirming whether your tenancy is fixed-term or periodic tells you which notice length and which end date apply. Some grounds or tenancy types require a longer notice period, so match the period to the situation rather than defaulting to 28 days.

Key legal considerations

The notice must contain precise information to be legally valid, including the full names and addresses of all parties, the complete address of the rented home, a clear vacation date, and specific legal grounds for possession. You must reference the relevant sections of your tenancy agreement and applicable legislation. The document requires proper dating and signature, and you must be able to prove valid service to the tenant. Common pitfalls include using incorrect notice periods, failing to include mandatory information, or serving notice when prohibited periods apply. Remember that serving this notice doesn't guarantee possession. If tenants don't vacate voluntarily, you'll need to apply to the courts for a possession order.

Legal requirements in England and Wales

Under the Housing Act 1988 and subsequent amendments, your notice must comply with strict procedural requirements. The Deregulation Act 2015 introduced additional obligations, including ensuring tenants have received required documentation like gas safety certificates and energy performance certificates before serving certain types of notices. You must follow proper service methods as outlined in the Protection from Eviction Act 1977, which typically means hand delivery, recorded delivery post, or other methods specified in your tenancy agreement. The Housing Act 1996 provides additional protections for tenants, so you must ensure your grounds for possession are valid and properly documented. Keep detailed records of service, as you'll need to prove proper notice was given if court proceedings become necessary.

Related templates and support

If your circumstances call for a different notice period or format, compare this template with a notice to vacate or an eviction notice. Reviewing the underlying lease agreement first helps you confirm the correct end date and any clause that changes the notice length before you serve it.