Expert Advice

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Section 8 Notice & Section 21 Notice

Served Within 48 Hours

In all cases of possession, a written Notice must be provided.

We ensure all Notices are in the prescribed format, filled in correctly and properly served.

A defective Notice is one of the most common reasons a possession claim is dismissed (thrown out of court).

It is very important to get this stage right. We correctly prepare and/or legally serve either a Section 8 Notice, a Section 21 Notice or both together at the same time.

Which Notice(s) are served is dependent on the type of tenancy in use and the circumstances of the case.

Being served an eviction Notice is when most tenants realise how serious the situation is.

Over half of tenants resolve any issues, pay the rent or leave the property after receiving a notice from us.



Section 21 Notices

Section 21 Notice – We Legally Serve: £95

Section 8 Notices

Section 8 Notice (Rent Only) – We Legally Serve: £95

Section 8 Notice (Non-Rent) – We Legally Serve: £125

Section 8 and Section 21 Notices Together

Both Section 8 and Section 21 Notices Served Together –  £165

It is best practice to serve both notices together as it provides options.

Tax Included. No Hidden Fees. Eviction Guaranteed. Money Back Guarantee. Price Match Available.

Service Includes:

  • Preparation and/or service of a Section 8 Notice, a Section 21 Notice/Form 6A or both together.
  • A very strongly worded but professional warning letter is included.
  • You receive relevant copies of- the Notice(s), Certificate of Service, Proof of Postage, Sworn Affidavits and/or Signed Statement of Service.
  • All Notices issued are within 48 hours of payment, excluding Sundays and public holidays.
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Options available for Section 8 and Section 21 Notices:

‘You Serve PDF Copy Only’
We prepare the Section 8 Notice, Section 21 Notice (Form 6A) or both together, with all the relevant details. You receive a copy as a PDF to download/email/print/serve, as required. The Notice(s) remain the responsibility of the landlord(s) to Serve Legally. This is not recommended for everyone.

‘We Legally Serve’
This is our standard default service and is by far the most popular choice.
We follow Civil Procedure Part 6 Rules when serving our Notices – it cannot be argued the Notice wasn’t received – legally – it was served when we say it was. We serve documents in the same way as speeding tickets, using the Court system.
You receive Proof of Postage and a Certificate of Service.

‘We Serve by Hand’
Our nationwide network of Association of British Investigators registered, professional and experienced field agents provide a reliable and confidential service. 75% of instructions are completed within 24 hours, most within 3 days and all within 10 days.
A field agent will attempt to serve the Notice(s) at least three times, at different times of the day, and at least one visit will be made out of hours.
You receive either a Certificate of Service, a Statement of Service or a Sworn Affidavit confirming the date and time the Notice(s) were served.

ORDER NOWCall 0800 118 4 118Book Consultation
  • Our methods are tried, tested and continuously improved.
  • We ensure ALL the work is done BEFORE we get to court, mitigating any risks involved.
  • We don’t take on cases we cant win. We have a 99% success rate and 10,000’s happy customers.
  • Service delivery is within 24 hours of payment being made.
  • We deploy a Full Stack Microsoft and Zoho data processing and security solution.
  • We are a member of the Property Redress Scheme, providing enhanced customer support to all our clients.
  • All our work is insured.
  • We Guarantee Eviction.
CALL 0800 118 4 118

Call for a FREE case review now! We can still help where:

  • There is no tenancy agreement.
  • There are issues with tenant fees.
  • There are issues with the landlord’s licence.
  • The deposit wasn’t protected or was incorrectly protected.
  • The deposit prescribed information wasn’t served or was incorrectly served.
  • There are issues with the EPC, Gas Safety Certificate or How to Rent Guide.
  • There is a solicitor involved.

*If you, your Agent or Solicitor have already served Notices, we can check them for you before proceeding through the next stage. We can also apply to transfer the case up to the High Court, call us for further details..

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Section 21 Rules and Advice

New Legislation

New rules as part of The Deregulation Act, The Tenant Fees Act and The Coronavirus Act have been introduced. These Acts added steps to the process of obtaining possession of rental properties.

The Acts state that in all cases of possession, for a Section 21 to be valid, no banned fees must have been charged to the tenant and the landlord must have provided the tenant with copies of the following documents:

  • The EPC – Energy Performance Certificate (this can be found on the “EPC Register” online, if there is one).
  • A valid gas safety certificate, if there is gas at the property.
  • The Government’s publication “How to Rent… The checklist for renting in England” (this can be found on the .Gov website online).

You cannot serve a section 21 within the first 4 months of a tenancy. For a renewed tenancy, it can be served at any time.

Proof that the above documents have been provided to the tenant will be required.

Please contact us for help with any of this.

Deposit Refund Advice

To serve a valid section 21, the deposit should have been protected within 30 days of being paid; if not, it must be refunded in full.

Alternately, you can offset it against rent owed or property damage with the tenant(s) agreement – Evidence of the full refund will be needed for court.

If the deposit was protected within 30 days, the deposit Prescribed Information must have been provided to the tenant before a valid section 21 notice can be served. Proof of this will be required for court.

Please contact us for help with any of this.

Tenancy Agreement

You must have a written and signed copy of the tenancy agreement (the first and most recent tenancy agreement if there is more than one). Please contact us for further advice if you do not have a signed agreement.

Property Licence

If applicable – you must check this – you may need a valid Property/Landlord Licence, as required by any legislation and/or local authority/council – for example: a HMO licence or any other licence required by any legislation and/or any local authority property/landlord licensing scheme and/or private rented/landlord licencing scheme.

A Section 21 Notice cannot be served in the following circumstances:
  • Where any of the above legislation has not been adhered to.
  • Where banned tenant fees have been charged.
  • Within the first 4 months of the tenancy.
  • Where an Improvement Notice for repairs (Section 11 Notice and/or Section 12 Notice) have been served on the property by the local authority within the last 6 months.
For help with any of the above please call 0800 118 4 118

Section 8 Rules and Advice

For Section 8 Claims:

• There must be no issues with repairs, disrepair or property condition.
• The deposit and deposit prescribed information should have been dealt with correctly.
• You must be able to prove the rent is owed via rent/bank statements.

Please contact us for help with any of the above.

Risks and Possible Delays

If you are proceeding for non-payment of rent – if rent is paid weekly, arrears must be 8 weeks or more, if rent is paid monthly, arrears must be two months or more – BOTH when the Notice was served and at court at the hearing.

If you are relying on any other Ground for Possession (fraud, crime, disorder, damage) you must be able to prove by evidence to the court that you meet the criteria for obtaining a possession order.


Section 8 proceedings allow the tenant to make a counterclaim.

This is usually due to the tenant claiming issues with the deposit or repairs.

The tenant may not be bound by pre-court protocols in counterclaim situations and may meet criteria for public funding because they are at threat of losing their home.


Upon our application, the County Court will set the first Section 8 court hearing; the court usually sets the hearing for between 10 and 20 minutes. If there is any lengthy dispute between the landlord and tenant at the first hearing, the matter is usually adjourned as there is not enough time to deal with it. It is then re-listed to be heard on another day, usually the first available date after 4 weeks, with more time allocated for the matter to be properly heard. Each time the case is adjourned the tenant remains in the property and costs are added due to the further hearing being added.

For help with any of above please call 0800 118 4 118.



We are a member of the:

The Independent Property Ombudsman

The purpose of PRS is to provide our customers enhanced customer service.



We deploy a bespoke integrated Microsoft IT solution. Bringing together best-in-class data processing, communication and security products by Microsoft, with advanced systems and device management capabilities to process and safeguard your data. Data is processed through our systems as workflows quickly and meticulously, ensuring accuracy and security. All data is protected via Microsoft’s secure cloud servers. We control and manage access to all data. Our Full Stack Microsoft (Dynamics, Exchange, Office, Windows) deployment enables us to manage identity and access on all systems, protect all data and use advanced threat protection. We are also protected against unsafe attachments, suspicious links, and other cyber threats.


Our principals have decades of experience with residential evictions, tenancy enforcement, lettings, property management, landlord insurance and delivering excellent customer service. We manage large property portfolios for select landlords in the north and partner with leading insurers and brokers. Our staff are qualified members of the the Chartered Institute of Housing (CIHM), the Property Redress Scheme, the National Landlords Association, the Residential Landlords Association, the Guild of Residential Landlords, and CeMAP accredited, a Financial Conduct Authority (FCA) approved qualification.


Our customers strongly recommend us. They score us 5 out of 5 stars. We have experienced staff and well developed systems in place to ensure we work as quickly and cost effectively as possible. We have a 99% success rate and 10,000’s happy customers. Our methods are tried, tested and continuously improving.


All our notices are issued within 48 hours of payment. Our processes have been streamlined to maximise value to the customer in the shortest time possible. We work fast. We work smart. As a continuously evolving and improving organisation our processes ensure quality, speed, stability and predictability.

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Pay by bank transfer using your banks mobile app, online banking service, phone banking service or in person at your bank.
Our bank details are as follows:
Account Name: Sentinel Solutions Ltd
Bank: mettle
Ac No: 32477196
Sort Code: 236972


The payment reference should be the first line of the tenants address.

Payments can take up to 2 days to clear but usually clear immediately.

Once payment has been made please send an email to or call 0800 118 4 118 to advise us of the details.


We cannot help you. You should contact a solicitor or local advice centre.

We only speak to tenants when instructed by their landlord(s).


Evictions usually take 2 to 6 months. Notices and court applications must run their course.

We do not deal with commercial property.

For an update on your case please email us. Emails are responded to within 1 business day.

Please read the Eviction Advice and T&Cs pages before contacting us.

Local Authority/Solicitor or Adviser Enquiries

All communication in writing. Please email any enquiries to

Please include the tenants name, the rental property address and evidence of your authority to act.

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