How to Serve a Section 13 Notice in England

Why Service Method Matters

A Section 13 notice can be filled in perfectly and still fail if it is not served correctly. The notice period — a minimum of two full calendar months — does not start running until the tenant actually receives it, or is deemed to have received it under statutory rules. Get the service wrong and you are back to square one, with the two-month clock resetting from the date of a fresh, properly served notice.

Three methods of service are recognised for Form 4A in England. Each has different rules for when service is legally complete.

Personal Delivery

Handing the form directly to the tenant at the property is the most straightforward method. Service takes effect immediately — the moment the tenant takes the document, the two-month notice period begins.

If you have joint tenants, serve a copy on each named tenant. A single copy left on the kitchen table does not constitute personal service.

Keep a record. Ask the tenant to sign a brief receipt noting the date they received the form. If they decline, bring an independent witness — someone who is not a family member or business partner — and have them write a short statement confirming the date, time, and location of delivery.

First-Class Post

Posting Form 4A via Royal Mail first-class post is the most common method for landlords who do not live near the property. Under Section 7 of the Interpretation Act 1978, service by first-class post is deemed to have taken place two working days after posting. Weekends and bank holidays do not count as working days.

The critical step is obtaining a Certificate of Posting at the post office counter. This is a free receipt that Royal Mail stamps with the date you handed over the letter. It proves when the item entered the postal system.

Avoid recorded (signed-for) delivery. It sounds more secure, but if the tenant refuses to sign or cannot collect the letter, service may be delayed or defeated. First-class post with a Certificate of Posting is more reliable because deemed service happens automatically after two working days.

Postal Deeming Example

You post Form 4A on Tuesday 12 January 2027. Two working days later — Thursday 14 January — service is deemed complete. The two-month notice period then runs from 14 January, making the earliest valid effective date one that falls on or after 14 March and aligns with a rent period start date.

If you post on a Friday, the two working days are the following Monday and Tuesday. Post on the Thursday before a bank holiday weekend? The deeming count skips the bank holiday and weekends entirely.

Email Service

Serving Form 4A by email is valid only if the tenancy agreement contains a clause that expressly permits electronic service of statutory notices and specifies the tenant's email address for that purpose. A general email address on the tenancy agreement — used for maintenance requests or casual communication — does not satisfy this requirement unless the agreement explicitly states it can be used for statutory notices.

If email service is permitted, attach the completed Form 4A as a PDF and request a read receipt or written confirmation from the tenant. Follow the agreement's terms for when email service is treated as complete.

If your tenancy agreement does not include an electronic service clause, email service has no legal standing. Use personal delivery or first-class post instead.

Building Your Proof-of-Service Record

Whichever method you choose, retain documentary evidence that you served the notice. If a dispute arises — or if the tenant refers the rent increase to the First-tier Tribunal — you may need to demonstrate that Form 4A was served on a specific date.

A basic proof-of-service file should include:

• A dated copy of the completed Form 4A
• The Certificate of Posting (for postal service) or signed receipt (for personal delivery)
• A witness statement if the tenant refused to sign
• A screenshot of the sent email and any read receipt (for email service)

Store these alongside the tenancy agreement. If you ever need to show a tribunal panel or local authority that you followed the correct procedure, having this documentation assembled in advance saves time and uncertainty.

One Step in a Larger Process

Service is one stage of the Section 13 rent increase procedure. Before you serve, you need to confirm that 52 weeks have passed since the tenancy started or the last increase took effect, calculate the correct effective date, and complete Form 4A accurately. Our Section 13 rent increase guide for landlords in England covers the entire process from date calculation through to what happens if the tenant challenges the figure at tribunal.

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