How to serve a notice on a tenant in England (and prove it)
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A notice only works if you can show your tenant received it, and when. Form 4A (Section 13) and Form 3A (Section 8) both require you to be able to prove service, and to follow any method of service agreed in the tenancy.
This guide explains the common methods, the proof to keep for each, and the delivery allowances our tools use when checking dates. It is general information, not legal advice.
Start with your tenancy agreement
If your tenancy agreement sets out how notices must be given, follow it. In particular, only serve by email if the tenancy agreement allows notices to be served by email.
Serve every tenant named on the tenancy. Keep an exact copy of everything you serve.
Methods of service and the proof to keep
| Method | Allowance we use | Proof to keep |
|---|---|---|
| Handed to the tenant in person | Same day | Write “served by [your name] on [date]” on your copy and complete form N215. |
| Left at the property (through the letterbox) | 1 business day | Photograph the notice going through the letterbox and complete form N215. |
| Royal Mail Special Delivery or Signed For | 2 business days | Keep the Post Office receipt and the delivery confirmation. |
| First class post | 2 business days | Get a free certificate of posting at the Post Office counter. |
| Email (only if the tenancy agreement allows it) | 1 business day | Keep the sent email with the PDF attached. |
Business days exclude weekends and bank holidays in England and Wales.
These allowances are planning buffers, not legal rules
The allowances in the table are conservative planning allowances. They are not statutory deemed-service rules, and they do not decide when the law treats a notice as served.
We use them so that our date checks build in time for delivery. For example, a Section 13 notice must be served at least two months before the new rent starts. If you post it, we count the two months from two business days after posting, not from the day you post it. That gives you a margin if delivery is slow.
If you are cutting a deadline fine, choose a later date or a faster method. Handing the notice to the tenant in person needs no delivery allowance.
Worked example: posting a Section 13 notice
| Step | Example |
|---|---|
| Post the notice | First class post on Tuesday 20 October 2026. Get a certificate of posting. |
| Allow for delivery | Two business days: treated as received on Thursday 22 October 2026. |
| Count the notice period | Two months from 22 October 2026 is Tuesday 22 December 2026. |
| Check the other rules | The new rent must also start on the first day of a rent period, and at least 52 weeks after the tenancy began or the last increase. |
Our free rent increase date calculator runs these checks for you.
Notice periods start when the tenant receives the notice
For both forms, the notice period runs from when the tenant receives the notice, not from when you send it.
- Section 13 (Form 4A): at least two months before the new rent starts. See the Section 13 notice page.
- Section 8 (Form 3A): each ground has its own notice period. The earliest date you can apply to court is the day after the longest notice period for your grounds ends. Grounds 7A and 14 let you apply straight away. See the Section 8 notice page.
A simple checklist before you serve
- Check every tenant is named and the property address is correct.
- Sign and date the notice.
- Make an exact copy for your records.
- Choose a method your tenancy agreement allows.
- Serve the notice and collect the proof listed above the same day.
- Store the copy and the proof together. If the notice is challenged, you will need both.
The same methods and proof work for other documents you give a tenant, such as a written statement of terms or the deposit prescribed information.