Further changes to eviction notice periods from 1 August 2021

2nd August 2021 Commercial Litigation

On 1 June 2021, there were significant reductions in the notice periods for both section 21 and section 8 notices.

On 1 August 2021, the notice period for section 8 notices where the tenant is in less than four months’ rent arrears will be reduced further still. For landlords seeking possession using grounds 8, 10 and/or 11 (without any other ground), the notice period is now two months.

We have included a breakdown of the various notice periods for section 21 and section 8 notices from 1 August 2021.

Section 21 Notices

The notice period for section 21 notices served after 1 June 2021 is four months.

Section 8 Notices


Reason for Serving Notice

Length of Notice Period

Ground 14

Anti-social behaviour

No minimum notice period (notice expires immediately after service of notice)

Grounds 8, 10 and 11 (where rent arrears exceed the equivalent of four months’ rent)

Rent arrears

Four weeks

Ground 7

Death of the former tenant


Two months

Grounds 8, 10 and 11 (where rent arrears are less than four months’ rent)

Rent arrears

Two months

Grounds 1-6, 9, 12, 13, 15 or 16



Four months


These notice periods run until the end of September in England. If the government takes no further action before that point, then things in England will revert to the way they were before Covid began. The indications from government seem to be that this is what they will allow to happen, but there will be no certainty on that point until it actually occurs. What this will mean is harder to say. The courts will continue to operate on their revised working practices for some time, so court proceedings will remain slower. It is likely that evictions will start trending upwards back to pre-Covid levels but landlords would still be best advised to negotiate exits wherever possible as the court process will remain slow.

If you require an eviction notice serving on your tenant(s), please contact us and we would be happy to assist you.

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David Smith is a Partner located in Londonin our Commercial Litigation department

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Emily Mallinder is a Trainee Solicitor located in Londonin our Trainee Solicitors department

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