Section 48 notice: landlord's address for service | August

Section 48 notice: notifying a tenant of an address for service

Published: January 2026. Last updated: June 2026. Reviewed by the August editorial team.

A Section 48 notice is the means by which a landlord gives the tenant an address in England and Wales at which notices can be served on the landlord. It comes from the Landlord and Tenant Act 1987, and it is one of the most overlooked yet fundamental obligations in residential letting, because failing to provide it has an immediate consequence: until you do, the rent is treated in law as not being due, which can block a court claim for arrears and undermine possession proceedings. The duty is simple to satisfy, and this guide explains what a Section 48 notice is, what it must contain, how to serve one, what happens if you get it wrong, and how to put it right.

Many landlords have never heard of it, or assume their tenancy agreement automatically deals with it. Others confuse it with the separate Section 47 requirement, or believe a PO box or an email address will do. None of those assumptions is safe, and the cost of getting it wrong falls entirely on the landlord.

What is a Section 48 notice?

A Section 48 notice is the written notification, required by Section 48 of the Landlord and Tenant Act 1987, that gives the tenant an address in England and Wales at which notices, including notices in legal proceedings, may be served on the landlord. This is usually called the landlord's address for service. The wording of the duty and its effect are set out in the Act itself on legislation.gov.uk.

The requirement applies to residential tenancies in England and Wales, including assured tenancies (which since 1 May 2026 are the assured periodic tenancies that are now standard) and older regulated tenancies. It does not apply to commercial lettings or to property outside England and Wales. The address does not have to be the landlord's home: it can be the address of a letting agent, a managing agent, a solicitor, or any physical address in England or Wales where the landlord is confident of receiving correspondence. What matters is that the tenant has a clear, legally valid address to which formal communications can be sent.

Why a Section 48 notice matters

The consequence of failing to provide a valid Section 48 address is immediate. Under Section 48(2), if the landlord has not complied, any rent, service charge or administration charge otherwise due from the tenant is treated for all purposes as not being due, at any time before the landlord complies. In practice that creates three problems.

First, the rent becomes legally unenforceable. It does not disappear, and it remains owed in principle, but it is not lawfully payable, so the landlord cannot take action to recover it while in breach. Second, court action is effectively blocked: a claim for rent arrears brought while in breach of Section 48 can be struck out, and a judge may refuse to make an order. Third, possession is put at risk, because a Section 8 notice served without a valid address for service in place can be challenged, and since 1 May 2026 possession runs entirely through the Section 8 grounds, so the courts scrutinise the basics closely.

Crucially, the effect is suspensory, not a penalty. Once you furnish a valid address, the suspension lifts and the rent that was withheld becomes due in full, including for the period of non-compliance, and can then be recovered. In other words, the defect can be cured: serving a proper Section 48 notice now restores your ability to claim the backdated arrears, which is why fixing the problem promptly matters so much.

Section 47 and Section 48: the difference

Section 48 is often confused with Section 47 of the same Act, but they do different jobs. Section 47 requires that any written demand for rent, service charges or administration charges shows the landlord's name and address, and where that address is outside England and Wales the demand must also give an address in England or Wales for service; until it does, the charges demanded are not payable. Section 48 is broader and ongoing: it requires the landlord to give the tenant an address in England or Wales for the service of notices throughout the tenancy, independent of any rent demand.

In practice, stating the landlord's name and a valid England and Wales address in the tenancy agreement usually satisfies both. If circumstances change, for example the landlord moves abroad or appoints a new managing agent, a fresh Section 48 notice should be served to update the address.

What a Section 48 notice must include

Unlike a Section 8 notice, which must be given on a prescribed form, there is no statutory template for a Section 48 notice. The duty is simply to give the tenant, in writing, an address in England or Wales suitable for the service of notices. An effective notice states the landlord's full name (or the full registered company name, if the landlord is a company), a complete physical address for service in England or Wales, and, as good practice though not strictly required, a line confirming that the address is provided under Section 48 of the Landlord and Tenant Act 1987. It should be dated and signed by the landlord or an authorised agent.

A simple form of words is:

"In accordance with Section 48 of the Landlord and Tenant Act 1987, 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], [Full address], [Postcode]. Signed: __________ Date: __________"

For a change of address during the tenancy, the same approach works:

"Further to Section 48 of the Landlord and Tenant Act 1987, please note that, with effect from [date], the address at which notices may be served on the landlord is now: [New full address]. Signed: __________ Date: __________"

The notice must be in writing. A phone call, a text message or an email alone does not satisfy Section 48, although these can usefully supplement a written notice.

When to serve a Section 48 notice

There is no statutory deadline, but best practice is to provide the address before or at the start of the tenancy, and most landlords do this by including it in the tenancy agreement. If the agreement states the landlord's name and a valid England and Wales address for service, Section 48 is satisfied from day one, which is why a well-drafted agreement that identifies the parties and their addresses usually does the job without a separate notice.

A fresh notice is needed whenever the address for service changes, for example when the landlord sells the property, moves abroad and appoints a UK agent, or changes agents. Until the new address is given, the previous valid address (if there was one) remains the address for service; if no valid address ever existed, the rent remains unenforceable until one is provided. Where the property is sold, note that the new owner also has a separate duty, under Section 3 of the Landlord and Tenant Act 1985, to notify the tenant of the assignment within two months, which is a useful prompt to issue a fresh Section 48 address at the same time. This matters most when buying a property with tenants in situ.

Acceptable addresses for service

The address must be a physical address in England or Wales, but it need not be the landlord's home. Common choices are the landlord's home address (straightforward, though many prefer not to disclose it), a letting or managing agent's office, a solicitor's address, or a company's registered office or business address. The single rule is that it must be a real physical address where the landlord will reliably receive correspondence. A PO box does not qualify, because it is a collection point rather than premises at which notices can be served, and an email address or phone number does not satisfy Section 48 however convenient it is for day-to-day contact. A landlord living abroad must still provide an address in England or Wales, which in practice usually means using a UK agent's address.

How to serve a Section 48 notice

Serving the notice is simple: it must reach the tenant in writing. You can hand it to the tenant directly, post it to the rental property by first-class mail, include it in the tenancy agreement at the outset, or deliver it by courier. Keep evidence of service: ask the tenant to acknowledge receipt if you hand it over, or keep proof of postage if you post it. Many landlords prefer first-class post to recorded delivery, because a tenant who is out or declines to sign can cause a recorded item to be returned undelivered. For a new tenancy, the cleanest approach remains to set out the Section 48 information in the agreement itself, so that you serve notices correctly from day one. If the address changes mid-tenancy, send a short letter giving the new details and keep a copy with proof of posting.

Common mistakes to avoid

The recurring errors are predictable. Using a PO box does not work, because the address must be physical premises. Giving only an email address or phone number does not satisfy the requirement. Assuming the tenancy agreement automatically complies is risky, because not every agreement actually states a valid England and Wales address for service, so it is worth checking yours. Failing to update after a change, whether a house move, a change of agent or a sale, leaves you exposed until a fresh notice is served. Using an overseas address does not comply. Confusing Section 47 and Section 48 leads landlords to think a name and address on a rent demand is enough, when the ongoing Section 48 duty is separate. And not keeping records leaves you unable to prove compliance if a tenant later disputes it.

Practical implications for landlords

Compliance is straightforward, but the stakes make it worth a routine. From day one, make sure the tenancy agreement states your name and a valid England and Wales address for service, and if you use an agent, confirm they have included it. Before you instruct a solicitor or apply to court to recover rent arrears or regain possession, verify that a valid Section 48 address has been provided, because the courts will not look kindly on a landlord who has skipped this basic step. Landlords operating through a company should state the registered office or business address. Portfolio landlords often find it simplest to use the same agent's address for service across every tenancy, which keeps administration and record-keeping consistent.

Keeping organised records is the practical safeguard. Document storage built for landlords lets you keep tenancy agreements, the Section 48 notice and related correspondence together, so that if a tenant later claims they were never given a valid address, you can show otherwise. August's compliance tools help you track the wider set of dates and requirements across a portfolio in the same place.

Section 48 and the Renters' Rights Act

The Renters' Rights Act 2025 does not change the Section 48 duty: under the assured periodic tenancy framework that is now standard, landlords must still give tenants an address in England or Wales for the service of notices. If anything, Section 48 matters more under the new regime. With no-fault possession abolished, every possession claim now relies on a Section 8 ground, and the courts examine compliance with the basics carefully, so a missing or invalid address for service is exactly the kind of defect that can derail an otherwise sound claim. It also cuts both ways: the tenant needs the address for service to exercise their own rights, including giving notice to end the tenancy, so providing it cleanly protects the relationship as well as your position. The mandatory landlord database introduced by the Act requires landlords to register contact details, but that is a separate obligation and does not replace the direct Section 48 duty owed to the tenant.

What tenants should know

For a tenant, the Section 48 address is the formal channel for important communications, whether giving notice to end the tenancy, raising a formal complaint, or dealing with a legal matter such as a disrepair claim. Check the tenancy agreement to find the landlord's address for service, and if none has been given, or you are unsure whether it satisfies Section 48, raise it with the landlord. Strictly, rent is not legally payable until a valid address is provided, though you remain obliged to pay once it is.

Frequently asked questions

Does a tenancy agreement count as a Section 48 notice? 

Yes, provided the agreement states the landlord's name and a valid address in England or Wales for the service of notices. Many professionally drafted agreements do this near the start, which satisfies Section 48 from day one without a separate notice.

Is there a prescribed form for a Section 48 notice? 

No. Unlike a Section 8 notice, there is no statutory template. A short written notice giving the landlord's name and an England and Wales address for service is enough, ideally stating that it is provided under Section 48 of the Landlord and Tenant Act 1987.

What happens if I never served a Section 48 notice? 

The rent is treated as not legally due for the period you were in breach, so you cannot enforce it. The effect is suspensory rather than permanent: once you serve a valid address, the withheld rent becomes due in full and you can recover the backdated arrears, so serve one as soon as possible.

Can the Section 48 address be my letting agent's address? 

Yes. It must be a physical address in England or Wales, but it can be your agent's or solicitor's office rather than your home, which is why landlords who value privacy or live abroad commonly use an agent's address. You can keep the notice and every other compliance document in one place by managing your tenancies with August.

In summary

The Section 48 notice is a fundamental requirement for every landlord in England and Wales, and although it is simple to satisfy, overlooking it makes rent unenforceable and can block proceedings for arrears or possession. Include your name and a valid England and Wales address for service in the tenancy agreement, or serve a short written notice giving that information, update it whenever your circumstances change, and keep proof. Those few steps protect your ability to enforce the rent, recover arrears and regain possession when you need to.

Disclaimer: This article is a guide and not intended to be relied upon as legal or professional advice, or as a substitute for it. August does not accept any liability for any errors, omissions or misstatements contained in this article. Always speak to a suitably qualified professional if you require specific advice or information.