How to serve a Section 8 notice (and what counts as proof)
Get this wrong and the notice is void, no matter how good the grounds.
The Renters' Rights Act 2025 retained the existing service rules from the Housing Act 1988 s.196. Section 8 notices can be served by hand, by first-class post to the property, or by leaving the notice at the property in a place where it would normally be received.
Email and text are not statutory service methods. Some tenancy agreements include a clause permitting electronic service. Without such a clause, an email-only Section 8 is open to challenge.
Hand delivery — the strongest
Personally hand the notice to the tenant. Take a witness if possible. Note the time, place, and witness on a service certificate. Photograph the tenant accepting the notice if they consent.
First-class post to the property
Send by Royal Mail Signed-For to the property address. Keep the posting receipt and the proof of delivery. Service is deemed to have occurred on the second working day after posting.
Leaving the notice at the property
Through the letterbox is acceptable. Photograph the notice on the doormat with a date and time stamp. The tenant is deemed to have received it.
Email — only if the tenancy agreement permits
Read the tenancy agreement. If there is a clause permitting service of notices by email to the tenant's stated email, email is valid. Send from a clearly identifiable address. Keep the sent message. Many agreements do not have this clause; do not assume.
What you need as proof
A signed service certificate stating who served, when, where, how, and (if applicable) who witnessed. The court will want this with the claim. A blank service certificate is included with every TenancyArmour notice.
Common mistakes
- WhatsApp and SMS are not statutory service methods even if the tenant reads them.
- Posting without proof of delivery (plain stamp, no Signed-For) is risky if the tenant denies receipt.
- Service on the wrong address (the tenant's forwarding address rather than the let property) is invalid.
Source: gov.uk Guide to the Renters' Rights Act 2025. Last verified 2026-05-09. This page is informational, not legal advice. For complex disputes, consult a solicitor.