Section 48 Notice: Notifying a Tenant of an Address for Service

A Section 48 notice is a legal requirement under the Landlord and Tenant Act 1987 for landlords in England and Wales to give tenants an address in England or Wales where legal notices can be served. Until you provide it, rent is not legally payable and you cannot pursue arrears through the courts. Most landlords satisfy it by stating the address for service in the tenancy agreement.

Key takeaways

• A Section 48 notice gives the tenant the landlord's address for service in England or Wales.
• It is required under the Landlord and Tenant Act 1987.
• Until it is served, rent is not legally payable and arrears cannot be enforced in court.
• It only needs the landlord's (or agent's) name and an England or Wales address.
• Most landlords include it in the tenancy agreement and reissue it if the address changes.

When renting out a property in England or Wales, there are a number of legal obligations landlords must meet to ensure a tenancy is valid and properly managed. One such requirement—often overlooked but incredibly important—is the Section 48 Notice.

Failing to comply with Section 48 of the Landlord and Tenant Act 1987 can have serious consequences, including preventing a landlord from being able to enforce rent payments through the courts. In this article, we’ll explain what a Section 48 Notice is, why it matters, when and how to serve it, and what it should include.

What is a Section 48 Notice?

A Section 48 Notice is a legal requirement that obliges landlords in England and Wales to provide their tenants with an address in England or Wales where legal notices can be served. This is typically referred to as the landlord’s “address for service.”

Even if the landlord uses a letting agent to manage the property or lives abroad, they must still provide an address in England or Wales where notices (such as repair requests or legal claims) can be formally sent.

The key purpose is to ensure there is a clear, formal line of communication between landlord and tenant.

Why is a Section 48 Notice Important?

Providing a valid Section 48 Notice is more than just a formality. If a landlord has not provided a Section 48 address, any rent legally due is not considered payable by the tenant until it is provided.

This means that, legally, a tenant could withhold rent and a landlord would have no standing to pursue it through the courts until a valid notice is served.

Some of the key reasons why a Section 48 Notice is important include:

• Enforcing rent arrears: Without a valid notice, landlords cannot pursue unpaid rent through the courts.
• Clarity for tenants: Tenants need to know where to send formal communications, such as maintenance requests or legal correspondence.
• Compliance: It’s a basic legal requirement for landlords under UK tenancy law.

When Should a Section 48 Notice Be Served?

There’s no fixed time in law when the Section 48 Notice must be given, but best practice is to serve it before or at the start of the tenancy.

Most commonly, landlords will include the Section 48 address in the tenancy agreement itself, which is sufficient to meet the requirement, provided the address is clearly identified as the landlord’s address for service of notices.

However, if the landlord’s address changes during the tenancy—for example, if the landlord moves or starts using a letting agent—a fresh Section 48 Notice must be issued to notify the tenant of the new address.

What Should a Section 48 Notice Include?

A valid Section 48 Notice must include:

• The full name of the landlord (or their agent)
• An address in England or Wales where notices can be served

That’s it. It doesn’t have to be complex or use specific wording, but it must be clear and unambiguous.

Important: The address cannot be overseas. If a landlord resides abroad, they must still provide a UK-based address. Typically this will be a letting agent or property manager.

How to Serve a Section 48 Notice

There’s no specific format required by law, and landlords can serve the notice in a number of ways:

1. In the tenancy agreement: This is the most common method. If the tenancy agreement clearly states the landlord’s address for service, this counts as serving the notice.
2. As a standalone letter or form: A landlord may use a dedicated form or letter to provide the address separately.
3. Electronically (with consent) : If both parties have agreed to receive notices electronically, landlords may provide the notice via email. However, written hard copy is still best practice.

To ensure proper delivery, landlords should:

• Deliver it by hand
• Send it by first-class post
• Get proof of delivery or use recorded delivery

Section 48 vs Section 47 Notices: What’s the Difference?

It’s easy to confuse a Section 48 Notice with a Section 47 Notice, but they serve different purposes.

• Section 47 requires the landlord’s actual name and address to be included in demands for rent or service charges. This address can be anywhere, not necessarily in England or Wales.
• Section 48, on the other hand, requires a UK address for service of legal notices. This ensures tenants can contact the landlord (or their agent) for formal communications.

Both notices are important for ensuring compliance and avoiding rent enforcement issues.

What Happens If You Don’t Provide a Section 48 Address?

If a landlord fails to provide a Section 48 address:

• Rent is not legally payable by the tenant until the notice is served.
• Landlords cannot legally enforce payment of rent arrears in the courts.
• It could invalidate eviction proceedings if notices (like Section 8 or Section 21) are served from an incorrect or overseas address.

This can cause significant delays and legal complications, especially if the landlord needs to regain possession of the property or recover unpaid rent.

Example of a Section 48 Notice Template

Here's a basic template landlords can use:

Section 48 Notice – Notification of Address for Service

To: [Tenant’s Name]
Address of Rented Property: [Property Address]

In accordance with Section 48 of the Landlord and Tenant Act 1987, please be advised that the address in England and Wales at which notices (including legal notices) may be served on the landlord is:

[Landlord’s or Agent’s Full Name]
[Address in England or Wales]

Signed: ______________________
(Landlord or Letting Agent)
Date: ________________________

Final Tips for Landlords

• Include it in the tenancy agreement: This is the simplest way to ensure compliance from the outset.
• Update it if necessary: If the landlord’s address changes, issue a new Section 48 Notice right away.
• Use a UK letting agent: If the landlord lives abroad, appointing a UK agent can satisfy the address requirement.

Frequently Asked Questions

Is a Section 48 notice a legal requirement?

Yes. Under Section 48 of the Landlord and Tenant Act 1987, landlords in England and Wales must give tenants an address in England or Wales for the service of notices. Without it, rent is not legally payable.

Can a tenant withhold rent if no Section 48 notice has been given?

Effectively yes. Rent is not treated as legally due until a valid Section 48 address has been provided, and a landlord cannot enforce arrears through the courts until then. Once served, the previously withheld rent becomes payable.

What is the difference between a Section 47 and a Section 48 notice?

Section 47 requires the landlord's name and address on rent and service-charge demands and that address can be anywhere. Section 48 requires an address in England or Wales specifically for serving legal notices.

Can the Section 48 address be overseas?

No. The address for service must be in England or Wales. A landlord living abroad must provide a UK address, which is commonly their letting agent or property manager.

Does the Section 48 notice have to be a separate document?

No. Including the landlord's address for service clearly in the tenancy agreement satisfies Section 48. A standalone notice is only needed if it was not in the agreement or if the address later changes.

Conclusion: Keep It Simple, Stay Compliant

Serving a Section 48 Notice might seem like a minor detail, but it plays a major role in protecting your rights as a landlord. Without it, tenants aren't legally obliged to pay rent, and you could be left without recourse if things go wrong.

The good news? Staying compliant doesn’t need to be complicated.

With a property management platform like Landlord Studio, you can streamline your entire rental operation—from creating and storing tenancy agreements to securely storing important notices like Section 48 and recording when and how it was delivered. Landlord Studio gives you a central hub for managing your properties, finances, tenants, and documents, so nothing slips through the cracks.

Whether you self-manage one property or an entire portfolio, Landlord Studio helps ensure you stay on top of your legal obligations, reduce administrative hassle, and protect your investment.

Create your free Landlord Studio account today and see how easy it is to simplify compliance.