UK Section 21 Defective Notice Rebuttal Letter (Pre-31-July-2026 Transition)
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Your Situation
Tell us about your tenancy and the Section 21 notice you have received. Section 21 only applies in England — Scotland and Northern Ireland have their own regimes.
This letter will cite
Housing Act 1988 s.21 + Housing Act 2004 ss.213-214 + Deregulation Act 2015 ss.33-38 + SI 2015/1646 (AST Notices Regs) + Gas Safety Regs 1998 reg.36(6) + EPB Regs 2012 reg.6 + Renters' Rights Act 2025 (SI 2026/421, C.37)
Your letter will challenge the Section 21 notice on every gate that has not been satisfied, cite the controlling case law, and remind the landlord that the 31 July 2026 longstop will permanently close the Section 21 route.
Section 21 of the Housing Act 1988 only ever applied in England. If you are in Scotland or Northern Ireland, use the country-specific letter our wizard will point you to.
The date your current tenancy agreement began (or the latest renewal).
Must be on or before 30 April 2026 — no new Section 21 notice can be served from 1 May 2026 onwards.
Minimum two months from service (longer if rent is paid less frequently than monthly).
The 30-day window for the landlord to protect the deposit runs from this date.