How to Serve a Section 8 Notice Correctly: Step by Step

More possession claims fail on paperwork than on the merits of the case. Serving a Section 8 notice correctly is not complicated, but every step has to be right. Here is the process from start to finish.

Step 1: Confirm you have a valid ground

Before you serve anything, check that your ground actually applies. For rent arrears under Ground 8, you need at least three months'' rent unpaid. For Ground 1A (selling), the tenancy must be at least 12 months old. If the ground is not made out, the notice is worthless.

Step 2: Use the current prescribed form

Section 8 notices must be on the prescribed form. The form changed when the Renters'' Rights Act 2025 came into force, so do not reuse an old template saved on your computer. Download the current version from GOV.UK on the day you serve it.

Step 3: Complete the particulars properly

This is where most landlords go wrong. For each ground you must give full particulars: the facts the court will rely on.

• For arrears: list each missed or short payment with dates and amounts, and the total outstanding.
• For breach of tenancy: quote the clause and describe the breach with dates.
• For antisocial behaviour: list incidents with dates, times and any police or council reference numbers.

"The tenant owes rent" is not enough. "Rent of £1,200 due on 1 June, 1 July and 1 August 2026 remains unpaid, total £3,600" is.

Step 4: Check the notice period

The notice period must match the ground: four months for Ground 8, two months for most other mandatory grounds, immediate for Ground 14. Give a day or two extra if serving by post to allow for delivery time.

Step 5: Serve it correctly

Valid service methods:

• By hand to the tenant, ideally with a witness.
• By first-class post to the property. Keep the proof of postage and a dated photo of the envelope.
• Through the letterbox at the property, photographed with a timestamp.
• By email only if the tenancy agreement expressly allows service by email.

For joint tenants, serve each tenant separately and name them all on the notice.

Step 6: Keep proof of everything

Courts regularly ask how the notice was served. Keep a service log: date, time, method, who served it, plus proof of postage or photos. Store a copy of the exact notice served alongside your tenancy agreement and rent statement.

Step 7: Diarise the expiry date

You cannot apply to court until the notice period expires, and the notice is only valid for a limited window after that. Put both dates in your calendar with reminders.

What to do this week

• Download the current prescribed form from GOV.UK.
• Draft your particulars with exact dates and figures.
• Set up a document folder for the tenancy so the notice, proof of service and rent records are all in one place when you need them.