Updated for the Renters' Rights Act 2025
Serve a notice that holds up in court.
Section 21 is gone. Every eviction in England now starts with a Section 8 notice, and every rent rise with a Section 13 notice. One wrong date or ground and you start again. ValidNotice builds both for you, with every rule checked.
For private landlords in England. You review, sign and serve. No solicitor fees.
What you get
Section 8 notice (Form 3A)
Pick your grounds, get every notice period and date calculated, and download a completed Form 3A with an evidence checklist and a certificate of service. Free re-draft if the form changes before you serve.
£39
Section 13 rent increase (Form 4A)
Propose a new rent the lawful way: we check the once-a-year rule, calculate the earliest start date and fill in Form 4A for you.
Free
Possession court pack (N5 + N119)
When the notice expires and the tenant stays, we prepare your N5 claim form and N119 particulars from your notice, ready for you to sign and file.
£79
Notice + court pack bundle
Your Section 8 notice today, and the N5 and N119 court pack built from it if the tenant doesn't leave, for less than buying both separately.
£109
Landlord compliance reminders
Gas safety, EICR, EPC, deposit and licence dates in one place, plus your notice deadlines, with email reminders before anything expires.
Free
How it works
1
Answer plain-English questions
Tell us about the tenancy and what has happened. We suggest the grounds that fit and flag the ones that do not.
2
We check the dates and rules
Notice periods, the 12-month protected period, rent-arrears thresholds and service dates are calculated for you.
3
Download, sign and serve
Get a completed form, an evidence checklist and a certificate of service. You stay in control of your case.
Free tools for landlords
Work out your notice dates before you pay for anything. Our calculators follow the rules in force since 1 May 2026.
Guides for every step
Section 8 notices
Every ground, notice period and form explained.
Evicting a tenant
Step-by-step routes for arrears, selling, moving back in and more.
Rent increases
Form 4A, the once-a-year rule and tribunal challenges.
Court and bailiffs
N5, N119, fees, hearings, warrants and timelines.
Renters' Rights Act
What changed on 1 May 2026 and what comes next.
Landlord compliance
Gas, EICR, EPC, deposits, licensing and deadlines.
Common questions
Can I use more than one ground on the same Section 8 notice?
Yes. You can list as many grounds as genuinely apply, and the date in question 2.1 must allow for the longest notice period among them. For rent arrears, the usual approach is to use Grounds 8, 10 and 11 together so the claim can continue on the discretionary grounds if the arrears drop below the Ground 8 threshold before the hearing.
Can my letting agent sign the Section 8 notice for me?
Yes. Form 3A can be signed by the landlord or by someone authorised to act for them, and question 5.2 asks whether the signer is the landlord or an agent. If you have joint landlords, each can sign or you can agree that one signs for all of you.
Is my Section 8 notice valid if I didn't protect the deposit?
An unprotected deposit doesn't invalidate the notice itself, but the court can't make a possession order on most grounds until the deposit rules are met or the deposit is returned. The exceptions are Ground 7A and Ground 14 (antisocial behaviour). Sort the deposit out before you issue a claim.
Do I have to register on the new landlord database before serving a Section 8 notice?
No rule requires registration before you serve a notice. The Private Rented Sector Database opens region by region from 15 December 2026, and the Act includes a bar on possession orders for landlords in breach of the registration duty, but that bar is not yet in force.