Notice Periods for Ending a Tenancy | A Guide for Landlords and Tenants

The Renters' Rights Bill 2025 introduces major reforms to the private rental sector in England. The most significant change is the abolition of Section 21 'no-fault' evictions, meaning landlords must now use Section 8 and provide a valid legal reason to end a tenancy.

This guide outlines the notice periods and legal grounds for ending a tenancy, helping landlords, tenants, and property investors navigate the new framework.

Key Notice Periods by Grounds for Possession post Renters' Right Bill

Grounds for Possession

Type

Notice Period

Who It Affects

Serious rent arrears (3+ months)

Mandatory

4 weeks

Landlords, Tenants

Anti-social behaviour

Discretionary  

As little as 2 weeks

Landlords, Tenants

Landlord or family member wants to move in

Mandatory

2 months

Landlords, Tenants

Landlord intends to sell the property

Mandatory

2 months

Landlords, Investors, Tenants  

Substantial redevelopment or renovation needed  

Mandatory

2 months

Landlords, Investors, Tenants

Breach of tenancy agreement

Discretionary

Typically 2 weeks

Landlords, Tenants

Repeated late rent payments

Discretionary

2 months

Landlords, Tenants

Tenant has passed away (no successor)

Mandatory

2 months

Landlords, Tenants

Important: All grounds will require evidence. Tenants can challenge evictions they believe are unfair, retaliatory, or improperly served.

New Tenancy Structure

  • With the abolishment of Section 21, all tenancies are now periodic: They automatically roll on a month-to-month basis with no fixed end date.
  • Tenants can leave with two months’ notice at any time.
  • Landlords must provide at least four months’ notice for most grounds, unless a shorter period is legally allowed (e.g., rent arrears or anti-social behaviour).

Student Tenancies

  • Landlords can regain possession at the end of the academic year to maintain the student housing cycle.
  • This is a specific exemption to support the seasonal nature of student accommodation.

Additional Protections and Considerations

For Tenants:

  • You have the right to challenge evictions and rent increases.
  • A new Private Rented Sector Ombudsman will handle complaints and disputes.

For Landlords:

  • Misuse of possession grounds (e.g., falsely claiming to sell or move in) may result in penalties and restrictions on re-letting.

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