How ending a tenancy works now
The Renters’ Rights Act changed the way most private rented tenancies in England work. Instead of the old system built around fixed terms and Section 21 notices, the new system is based on assured periodic tenancies.
That means the process for ending a tenancy now depends on who is ending it and why.
In most cases:
- tenants can end a tenancy by giving 2 months’ notice
- landlords must use a Section 8 notice
- landlords must rely on a valid legal ground for possession
- the notice period depends on the ground being used
If you are a tenant
In most cases, a tenant can end their tenancy by giving their landlord 2 months’ notice. This gives renters more flexibility than under the old fixed-term system.
Before giving notice, it is sensible to:
- check your tenancy agreement for any practical requirements about how notice should be given
- give notice in writing and keep a dated copy
- make sure rent is paid up to the end of the notice period
If you are a landlord
From 1 May 2026, landlords can no longer use Section 21 to end most private rented tenancies in England. Instead, landlords must use a Section 8 notice and give a lawful reason for possession.
Landlords must:
- use the correct legal ground
- give the correct amount of notice
- provide evidence where the ground requires it
- apply to court if the tenant does not leave after the notice period expires
A notice does not automatically end the tenancy on the date stated. If the tenant remains in the property, the landlord will usually need a court order to recover possession.
How much notice does a landlord need to give?
There is no single notice period for every landlord case. The notice required depends on the ground for possession.
In broad terms:
- for some non-fault grounds, the notice period will usually be 4 months
- for some other grounds, it may be 2 months
- for certain fault-based grounds, the notice period can be shorter, including 4 weeks for some rent arrears cases and 2 weeks for some anti-social behaviour and similar cases
Because the exact notice period depends on the legal ground being used, landlords should always check the latest official guidance before serving notice.
Common reasons a landlord may seek possession
Under the new system, landlords can only seek possession where the law allows it. Examples include:
- the landlord wants to sell the property
- the landlord or a close family member wants to move in
- the tenant has built up rent arrears
- the tenant has engaged in anti-social behaviour
- the tenancy falls under a student housing ground or another specialist category
Some grounds, including selling and moving in, come with additional rules and protections for tenants. GOV.UK explains these grounds in full.
Student tenancies and specialist cases
Some tenancies have more specific possession rules. For example, the law includes student-related grounds designed to support the academic cycle. There are also specialist cases where different rules or notice periods may apply.
That is why this page is a general guide rather than a full legal checklist.
What happened to Section 21?
Section 21 ‘no-fault’ eviction is being removed as part of the new system. GOV.UK says that from 1 May 2026, landlords will no longer be able to use Section 21 to end an assured periodic tenancy, and private rented sector possession will instead rely on the reformed Section 8 process.
Transitional rules for older notices
There are separate transition rules for notices served before 1 May 2026.
GOV.UK says that:
- a Section 8 notice served before 1 May 2026 can usually only be used to start court proceedings for up to 12 months after service or until 31 July 2026, whichever is sooner
- a Section 21 notice served before 1 May 2026 can usually only be used for up to 6 months after service or until 31 July 2026, whichever is sooner
- after 31 July 2026, landlords will not usually be able to use a Section 21 notice to start the eviction process
Why it is important to check the exact ground
The Renters’ Rights Act creates a more structured system, but notice periods are not the same in every case.
The correct process depends on:
- who is ending the tenancy
- the legal ground being used
- whether the tenant is at fault
- whether the tenancy is a student or specialist case
- whether the notice was served before or after 1 May 2026
For that reason, anyone serving or responding to notice should check the latest official government guidance.
Need help understanding your options?
Whether you are a landlord preparing for the new rules or a tenant trying to understand your rights, your local Your Move branch can help explain the process and point you towards the latest official guidance.
