Section 21 Notice and Your Cleaning Obligations
A Section 21 notice doesn't change your cleaning obligations. It doesn't automatically mean you have to leave right away. What it does change is the timeline — and some landlords use that pressure to push tenants into rushed move-outs and easy deductions. Don't let them.
What a Section 21 Notice Actually Is (and Isn't)
A Section 21 notice is the "no-fault" route landlords in England have used to regain possession of an assured shorthold tenancy. The landlord doesn't need to give a reason — they just need to follow the process correctly.
But a notice is not the same thing as an eviction. The process has multiple steps, and understanding where you are in it matters — both for your rights and for your cleaning obligations.
It's an eviction
It's a notice — the first step in a legal process. You're not evicted until a court says so.
They can change the locks
Illegal. Only a court bailiff can enforce eviction. Self-help eviction is a criminal offence.
You owe a higher cleaning standard
Your obligations are identical to any move-out: return the property to check-in condition, minus fair wear and tear.
The Section 21 Process — Step by Step
A Section 21 isn't instant eviction. Tap each step to understand where you are in the process — and what it means for cleaning.
Landlord serves Section 21 notice
A written notice giving you at least two months to leave. Th…A written notice giving you at least two months to leave. This is not an eviction — it's the start of a legal process.
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Check: is the notice valid? Was your deposit protected? Did you receive prescribed information?
Notice period expires
The two-month (minimum) notice period ends. You can choose t…The two-month (minimum) notice period ends. You can choose to leave voluntarily or stay put.
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You are NOT required to leave. If you stay, the landlord must go to court.
Landlord applies to court (if you don't leave)
The landlord must apply for a possession order. This takes w…The landlord must apply for a possession order. This takes weeks or months depending on court backlogs.
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Your tenancy continues. You must keep paying rent and taking care of the property.
Court grants possession order
If the notice was valid and properly served, the court will …If the notice was valid and properly served, the court will usually grant a possession order with a move-out date (typically 14 days).
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This is the point where a legal move-out date is set. Not before.
You move out and return keys
Your tenancy legally ends when you surrender the property. T…Your tenancy legally ends when you surrender the property. This is when your cleaning obligations crystallise — and when the deposit clock starts.
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Document everything. Take photos and video. Your cleaning standard is: match the check-in condition.
Section 21 Is Being Abolished (May 2026)
From 1 May 2026, Section 21 no-fault evictions are abolished under the Renters' Rights Act 2025. Landlords can no longer serve new Section 21 notices from that date. For a broader overview of what this means for your move-out, see our tenant rights guide.
But there are transitional rules for notices served before the cut-off. Your situation depends on timing:
May 2026 Transition: Where Do You Stand?
Section 21 is abolished from 1 May 2026 — but existing notices have transitional rules. Find your scenario.
Notice served before 1 May 2026, proceedings not yet started
Your landlord can still start possession proceedings — but must do so by 31 July 2026 at the latest. If they miss that deadline, the notice expires and they'd need to use the new Section 8 grounds instead.
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Note the deadline. If July passes with no court application, the notice is effectively dead.
Notice served before 1 May 2026, proceedings already started
If your landlord already started court proceedings before (or shortly after) 1 May 2026, the case continues under the old rules. The abolition doesn't retroactively cancel ongoing cases.
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Your cleaning obligations remain the same. Focus on protecting your deposit with evidence.
Notice served on or after 1 May 2026
Section 21 notices cannot be served after the abolition date. Any notice served from 1 May 2026 onwards has no legal effect. Your landlord must use Section 8 grounds (rent arrears, selling, moving in, etc.) to seek possession.
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You do not need to leave. Respond in writing. If your landlord insists, seek advice — they cannot legally evict you using Section 21.
I'm not sure when the notice was served
The date the notice was served (not the date it expires) determines which rules apply. Look at the notice itself — it should state the date of service. If it doesn't, that may itself be a validity issue.
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Find the original notice and check the date. If you can't locate it, ask your landlord in writing to confirm when it was served.
Your Cleaning Obligations After a Section 21
Your cleaning obligations come from two places — your tenancy agreement and the deposit deduction rules — not from the type of notice served. What you need to do:
Match the check-in cleanliness standard
Use the inventory as your benchmark. If it recorded the oven as clean, the oven must be clean on move-out.
Allow for fair wear and tear
Normal ageing isn't your problem. Gently worn carpets, minor scuffs, and faded paint are the landlord's cost.
Remove all belongings
Every cupboard, every drawer, behind appliances, the garden, the loft. Anything left behind can be charged for removal.
Return keys and confirm in writing
Hand back all keys and fobs. Confirm the date and key return by email — this starts the deposit return clock.
For a detailed room-by-room breakdown of what to clean and what inspectors actually check, see our deposit-back guide.
"My Landlord Says I Must Pay for Professional Cleaning"
This comes up a lot after Section 21 notices because landlords know tenants feel pressured. The answer is straightforward:
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Charge a mandatory professional cleaning fee
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Require you to use a specific cleaning company
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Add new cleaning terms after the tenancy has started
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Demand a higher standard because they served a notice
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Claim cleaning costs from the deposit if you left the property dirtier than at check-in
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Provide evidence of the difference (check-in vs check-out)
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Charge a reasonable amount tied to the actual issue
For a deep dive into this topic — including what the Tenant Fees Act says and what adjudicators look for — see our guide on whether landlords can demand professional cleaning.
The Timing Trap: Leaving Too Early vs Too Late
When you receive a Section 21, you might assume the notice date is your move-out date. Not always. A Section 21 starts a process — it doesn't end your tenancy by itself.
Leaving early
If you leave on or before the notice date voluntarily, the tenancy ends when you surrender the property and return keys (and the landlord accepts). Make sure you document the condition and get confirmation in writing — otherwise you leave yourself open to uncontested claims.
Staying beyond the notice date
If you don't leave, the landlord must go to court. Your tenancy continues — and so do your obligations. You must keep paying rent and taking reasonable care of the property until you actually hand it back.
Is Your Section 21 Notice Valid?
Some landlords issue notices that have technical problems — and then try to rush tenants out anyway. Common issues include unprotected deposits, wrong forms, and insufficient notice periods. Use the checker below to spot potential problems.
Is Your Section 21 Notice Valid?
Answer a few questions to check whether the notice you received might have issues. This isn't legal advice — but it highlights the most common problems.
When was the Section 21 notice served?
Before 1 May 2026
On or after 1 May 2026
I'm not sure
This tool is for general guidance only and is not a substitute for legal advice. If you believe your notice may be invalid, consider contacting Shelter or Citizens Advice.
Can the Landlord Deduct Cleaning Costs Because They Served Section 21?
No. The reason the tenancy ended is irrelevant to deposit deductions. What matters is the condition of the property compared to check-in. In deposit disputes, cleaning claims stand or fall on three things:
The inventory shows the starting standard
No inventory = much harder for the landlord to justify claims
Check-out evidence shows it's worse
They need photos, a report, or clerk's notes documenting the difference
The cost is reasonable and specific
Not a full deep clean for one dirty oven — it must relate to the actual problem
For the full breakdown of what's deductible, what isn't, and how betterment works, see our guide on what landlords can legally deduct from your deposit.
Where to Focus Your Cleaning (The Areas That Trigger Deductions)
Deposit deductions aren't usually about whether you cleaned — they're about whether you missed the spots that inspectors always flag. If you're under time pressure from a Section 21, prioritise these:
Kitchen
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Oven interior, racks, grill pan
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Extractor filters + hood
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Hob knobs and around burners
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Inside cupboards and drawers
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Behind/under fridge
Bathroom
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Limescale around taps and shower head
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Grout lines and sealant edges
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Behind toilet and around base
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Soap scum on screens and tiles
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Extractor fan
Throughout
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Inside windows + sills/tracks
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Skirting boards
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Inside wardrobes
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Light switches and door frames
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Any wipeable scuffs
Take timestamped photos and a slow video walkthrough after the property is empty and cleaned. If there's a dispute, evidence wins — and it wins regardless of whether the tenancy ended by Section 21 or any other route.
Bottom Line
A Section 21 doesn't change your cleaning obligations
You don't owe a professional clean just because the landlord says so
Match the check-in standard, allow for fair wear and tear, document everything
Section 21 is abolished from 1 May 2026 — with transitional rules for existing notices
Same-Day End of Tenancy Cleaning Available
If you've received a Section 21 and need to move fast, we can handle the cleaning — often same-day. Deposit-back guarantee included.
Deni is a seasoned professional with over 10 years of experience in content marketing and vast knowledge in the cleaning business. He specializes in creating engaging content that drives growth and builds brand identity. Passionate about innovation, Deni believes in delivering value through impactful messaging and providing value to readers in a concise and comprehensive manner.
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