Introduced on 1 October 2015, the Deregulation Act made several important changes to the private rented sector. While the legislation is detailed, below is a clear overview of the key points landlords need to know.

• Form 6A must now be used when serving a Section 21 notice. No other form of notice is valid.
• Landlords cannot serve a Section 21 notice within the first 4 months of the initial tenancy.
• Notices are valid for six months only from the date of issue. After this, a new notice must be served.
• It is no longer necessary to end the tenancy on the last day of a rental period (except for certain periodic tenancies).
• If tenants have paid rent in advance, they are entitled to a refund for any unused days once they vacate.

A Section 21 notice is only valid if the tenant has been provided with the following Prescribed Information before the tenancy begins:

• A current Gas Safety Certificate (if applicable)
• A valid Energy Performance Certificate (EPC) – rating must be E or above
• The government’s current “How to Rent” guide
• Confirmation of deposit protection (details vary depending on the scheme used)

Landlords must be able to prove this information was given. Without evidence, a Section 21 notice will not be enforceable in court.

The Act aims to prevent unfair evictions where tenants raise complaints about property conditions.

A Section 21 notice cannot be served if:

• A tenant has made a written complaint about the condition of the property, and the landlord or agent fails to provide an adequate written response within 14 days;
• The local authority subsequently issues an Improvement Notice or Emergency Remedial Action Notice.

In such cases, tenants are protected from eviction for six months from the date of the notice.

⚠️ An adequate landlord response must set out the actions to be taken and a reasonable timescale.

Tenants cannot rely on these rules if:

• The poor condition of the property is due to their own misuse or breach of obligations;
• The property was genuinely for sale at the time of the Section 21 notice (excludes sales to family members or business partners);
• The property was mortgaged prior to the tenancy and the lender requires possession to sell.

The Deregulation Act 2015 strengthens tenant protections and clarifies landlord responsibilities. To serve a valid Section 21 notice, landlords must:

• Use Form 6A
• Provide all required documentation before tenancy starts
• Avoid retaliatory practices
• Ensure notices are issued within legal timeframes

👉 Download our full Deregulation Act 2015 Guide for more details.