The Section 8 Notice is the second most frequently used notice in residential lettings.

It's purpose relates to breach of contract and therefore, is an "evidence based notice". The pandemic has meant that the notice periods for the Section 8 notice Grounds have been amended 4 times since 23rd March 2020. 

From 1 August 2021, notice periods will:

• Reduce again to two months for cases where possession is sought on rent arrears grounds but the arrears do not meet the threshold for the ‘serious’ notice period (4 months’ arrears)

These changes to notice rules will last until the end of September 2021, when notices in England, BOTH SECTION 21 AND SECTION 21, revert back to pre-pandemic notice periods. 

At the expiry of the notice period, a landlord cannot force a tenant to leave their home without a court order. When the notice period expires, a landlord would need to take court action if the tenant was unable to move.

Where appropriate, if disputes over rent or other matters persist, landlords and tenants are encouraged to consider mediation. Mediation allows an independent third-party to assist those involved to reach a mutually acceptable agreement to resolve their dispute. The government is funding a possession mediation service for cases that have reached court, which is free to use for landlords and tenants . However, mediation can take place at any point during the possession action process. Further information on mediation is available below.

For further information about possession proceedings during the COVID-19 outbreak, please see technical guidance on eviction notices

Please note: The validity of Section 8 notices remains unchanged by the Coronavirus Act 2020. Section 8 notices continue to be valid for 12 months after they are served.

If a landlord wishes to serve a new section 8 notice for any reason, they should revoke the first notice in writing before they serve the  new notice.