Since 1 May 2026 there is no Section 21. A landlord who wants to sell with the property empty serves a Section 8 notice on Form 3A citing Ground 1A. If you prove the ground the court must order possession, but the conditions are strict and getting one wrong means starting again.
The form is free. Serving it right is the hard part: see what PostRight checks
Serve a Section 8 notice to sellYou must intend to sell the property. The date in the notice cannot fall within the first twelve months of the tenancy, counted from when it started. The notice period is four months.
If you serve on Ground 1A and the tenant leaves, you cannot let or advertise the property to let for twelve months after the date in the notice. A landlord who does can be fined by the council and the tenant may be able to claim rent back. The wizard shows you this warning before you select the ground.
Four months, plus a margin for delivery, from the day the notice is posted. The notice lasts twelve months.
The deposit must be protected with the deposit paperwork given. The tenant must have been given an address in England or Wales for serving notices on you. The wizard checks both before you sign.
Form 3A is free to download from GOV.UK. PostRight fills it in from your answers, works out the dates, prints it, posts it to each tenant by Royal Mail Tracked 24 and emails you a certificate of service and statement of posting. From £29.99. PostRight is not a law firm and does not give legal advice.
