6 Month Eviction Notice Template for England and Wales

A 6 Month Eviction Notice is a powerful legal instrument that allows you as a landlord to regain possession of your rental property in England and Wales without needing to prove tenant wrongdoing. The "no-fault" process this document was built for no longer exists: Section 21 was abolished on 1 May 2026 and possession requires a stated Section 8 ground.

When do you need this document?

This notice was used to end an assured shorthold tenancy. Those tenancies and the no-fault route both ended on 1 May 2026, so a landlord in England now serves a Section 8 notice stating a ground. This might be because you're planning to sell, move back in yourself, or carry out major renovations. The notice is particularly useful when your tenant hasn't breached their tenancy agreement but you still need the property back for legitimate reasons. You can only serve this notice after the fixed term has ended or if your tenancy agreement specifically allows it during the fixed term. Remember, you cannot serve this notice within the first four months of any tenancy, regardless of its length.

Key legal considerations

Before serving your notice, you must ensure full compliance with your legal obligations as a landlord. Your tenant's deposit must be protected in an authorised scheme, and you must have provided the prescribed information about the scheme within 30 days of receiving the deposit. You're also required to provide your tenant with an Energy Performance Certificate, gas safety certificate (if applicable), and the government's "How to Rent" guide in its most recent version. Any breach of these requirements can invalidate your notice entirely. The Tenant Fees Act 2019 still prohibits certain fees, and charging one remains unlawful in its own right, although it no longer invalidates a Section 21 notice. The notice must give at least six months' notice and cannot expire before the end of any fixed term.

Legal requirements in England

Form 6A no longer exists as a route to possession. Use the current prescribed Section 8 form, reissued under the Assured Tenancies and Agricultural Occupancies (Forms) Regulations 2015. The notice must be served on all joint tenants if there are multiple occupants. You must specify a date that's at least six months from the date of service, and this date cannot be earlier than the last day of any fixed term. The Deregulation Act 2015 safeguards were tied to Section 21. A notice served after a local authority improvement notice or emergency remedial action notice may still be challenged as retaliatory, though it is no longer automatically invalid Section 21 notice until you've complied with those requirements. The Housing and Planning Act 2016 also requires that properties meet minimum energy efficiency standards. If you're using an agent, ensure they're properly authorised to serve notices on your behalf, and keep detailed records of service as you may need to prove proper service in court proceedings.