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Is Section 21 valid if the EPC was served late but before notice?

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Is Section 21 valid if the EPC was served late but before notice?

Hi, I’ve served a Section 21 notice on a tenant and I’m getting conflicting advice regarding the EPC validity and when it should be served on the tenant to validate a Section 21.

The AST began six years ago. I didn’t have or serve a valid EPC at the time. I commissioned and served/shared with the tenant a valid EPC in January 2025. I served a Section 21 in September 2025.

Even though I served a valid EPC prior to serving the Section 21, I didn’t have or serve a valid EPC at the beginning of the AST. Does this invalidate the Section 21?

Any advice would be appreciated.

Thanks,

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