Agents and landlords are unwittingly issuing incorrect Section 21 notices, resulting in thousands of pounds being wasted on aborted possession claims and extensive delays in recovering property, a solicitor claims.
Danielle Hughes from Kirwans law firm said that the confusion has arisen as a result of legislation changes applying to residential Assured Shorthold Tenancy (AST) agreements which began on, or have been renewed since, October 1 2015.
Hughes says the ‘old’ Section 21 notices, which can still be used in relation to AST agreements made up to September 30 2015, require a minimum standard of proof from agents or landlords that there is a written AST in place, that the deposit is protected and prescribed information relating to the deposit was served on tenants. Licences are also required for HMOs or in Selective Licensing areas.
However, the ‘new’ Section 21 notices - currently intended for AST agreements made from October 1 2015 onwards and not applying to older ASTs until late 2018 - impose several additional obligations on landlords which must be complied with before the eviction notice can be served.
Hughes is concerned that agents and landlords are serving new Section 21 notices on old AST agreements, putting them at greater risk of having their case thrown out of court.
“Section 21 has until recent years been known as the non-fault notice, with the landlord required to provide only basic information for the older form to be valid, while tenants have limited grounds on which to dispute a possession claim.
“However, the new form sets out strict requirements with which the landlord must comply prior to serving the notice, including providing the tenant with an Energy Performance Certificate (EPC), a Gas Safety Certificate, and the government’s ‘How to Rent: The Checklist for Renting in England’ booklet” she says.
In addition the new notice has a shorter validity period compared to the older forms, and can only be relied upon for a limited time after service, meaning that the landlord either has to issue a possession claim within four months or serve a new notice.
“A failure to adhere to any of these requirements renders a notice invalid, which could see the case being struck out of court, a minimum 12-week delay to the landlord, loss of the court fee of £355, and a possible order to pay the tenant’s legal costs” she says.
The new notice also provides tenants with grounds for defending the claim on the basis that the eviction was retaliatory and came about only because they had raised concerns over repairs that needed undertaking on the property.
“If a tenant has reported a repair that needs undertaking to the local authority and an improvement notice has been served, the landlord may be prevented from recovering possession of the property using Section 21 for over six months under the new regulations” according to Hughes.
She says agents and landlords should take advantage of this crossover period to use the old Section 21 notice where circumstances permit before the regulations come into force across the board.