How Much Notice Do Landlords Need to Give to End a Tenancy UK?

Whether you’ve got one rental or a few, staying on top of your legal responsibilities is a major part of the gig. One area that catches a lot of landlords off guard is giving notice. 

It’s not always straightforward, and with rules that shift depending on the type of tenancy, your reasons for ending it, and the latest changes in legislation, it’s easy to take a wrong step.

With the likely abolition of Section 21 no-fault evictions expected by the end of 2025, the pressure to get this right is only going to build.

So what does that mean in practice? This article walks through the notice periods landlords are expected to give, how to serve that notice without slipping up, what happens if your tenant digs their heels in, and what’s coming next on the legal front.

Tenancy Types and Why They Matter

Before you do anything else, you’ll need to pin down what type of tenancy you’re working with. This is because the notice period you’re required to give and the legal steps that follow will depend on the kind of tenancy in place.

In England and Wales, these are the two main tenancy types. 

1. Fixed-Term Tenancy (AST)

This is the setup most landlords will be familiar with. A fixed-term tenancy runs for a defined period, typically six or twelve months, and during that time, tenants have the right to stay put as long as they’re sticking to the terms of the agreement.

If you want to bring the tenancy to an end before that term is up, your options are limited. You’ll either need a valid break clause written into the contract, or you’ll need the tenant to agree to leave early. Otherwise, you're locked in until the end of the fixed term.

2. Periodic Tenancy

A periodic tenancy continues on a rolling basis, month-to-month or week-to-week, once the fixed term expires, or if no new contract is signed. These are common when landlords and tenants choose not to renew a formal agreement.

For periodic tenancies, you can usually serve notice at any time, but you’ll need to give the correct notice period depending on the rent payment frequency.

Most Assured Shorthold Tenancies (ASTs) automatically become periodic if no new fixed-term contract is signed after the original one expires.

If you’re not sure which type of tenancy you're dealing with, check your tenancy agreement. Or refer to the official guidance on types of tenancy. 

Notice Periods Required for Landlords to End a Tenancy

Currently, in England, if you want to regain possession of your rental property without giving a specific reason, you can issue a Section 21 notice, so long as it’s an assured shorthold tenancy (AST). However, this method is being phased out with the Renters’ Reform Bill, expected to come into force by late 2025.

Here’s what you need to know: 

• Minimum notice period: 2 months
• When it can be used: At the end of a fixed-term tenancy or during a periodic tenancy
• Restrictions: You can’t serve a Section 21 notice in the first 4 months of a tenancy. You must also have met all legal obligations, such as providing:
  
  • A valid Energy Performance Certificate (EPC)
  • A gas safety certificate
  • The current ‘How to Rent’ guide
  • Evidence of a protected tenancy deposit

Failure to meet these conditions can invalidate the notice.

Once Section 21 is abolished (anticipated late 2025), all evictions will need to follow the Section 8 grounds-based process.

Section 8 Notice (Grounds-Based Eviction)

A Section 8 notice can be used during either a fixed-term or periodic tenancy if the tenant has breached the agreement, for example, by not paying rent or causing damage.

The notice period depends on which ground(s) you're using. Here are some common ones:

• Ground 8 (mandatory): Serious rent arrears (14 days)
• Ground 10 or 11 (discretionary): Some arrears or persistent late payment: usually 14 days
• Ground 14 (anti-social behaviour): Can be immediate in serious cases

You’ll need to use the official Form 3 to serve a Section 8 notice. It’s not something you can just scribble down or send by email unless your tenancy agreement specifically allows it. Once it’s filled out, you’ve got to serve it properly: hand it to the tenant in person, or post it with proof of delivery.

The form needs to be clear about which grounds you’re using and how much notice you are giving. If you end up in court, the judge will expect your paperwork to be in order and your claims backed up. 

Periodic Tenancies Without Breach

If you're not using Section 21 or Section 8, but simply want to end a rolling tenancy at the end of a period (and your tenant hasn’t done anything wrong), you’ll still need to give notice.

For landlords in England and Wales:

• Monthly periodic tenancy: Minimum 2 months’ written notice
• Weekly periodic tenancy: Minimum 4 weeks’ written notice

The notice must align with the tenancy period, so if rent is due on the 1st of the month, your notice should end on the last day of the month.

Best Practices When Serving a Landlord Notice to End Tenancy (UK)

When serving any notice to end a tenancy, whether under Section 21, Section 8, or for a periodic tenancy, it’s not just about sending the form. Mistakes in how you deliver the notice or missing key legal steps can cost you time, money, and delay the repossession process.

Here are some common mistakes to avoid: 

1. Use the Correct Forms

• For a Section 21, use Form 6A (in England).
• For a Section 8, use Form 3 and tick the appropriate grounds.
• For periodic tenancies, a formal letter stating your intention to end the tenancy (and confirming the notice period) is usually enough.

2. Keep Proof of Service

Always document when and how you served the notice. Courts will often require evidence that the tenant received the documents. Consider:

• Hand delivery (with a signed and dated copy for your records)
• Recorded delivery or first-class post (keep a certificate of posting)
• In some cases, you may be allowed to email, but only if your tenancy agreement explicitly says so

For best practice, consider using multiple delivery methods.

3. Don’t Serve Too Early (or Too Late)

Timing matters. If you serve a Section 21 too early, say, during the first four months of a tenancy, it’s invalid. Likewise, if your dates don’t align with the tenancy periods for periodic agreements, it can be thrown out.

For Section 8, count your days carefully. A 14-day notice must give exactly that, not 13, not 12.

What Happens After the Notice Period Ends?

So, what do you do if the notice period has passed and the tenant hasn’t left?

Try to reach an agreement first

Open communication can sometimes save everyone a lot of stress and money. If your tenant needs a bit more time or wants to discuss a repayment plan (in the case of arrears), you may be able to work something out.

Apply to the court for a possession order

If the tenant doesn’t leave, you’ll need to start formal proceedings. This involves:

• Filling in the relevant claim forms (e.g., N5 and N119)
• Paying the court fee (currently £355)
• Preparing for a hearing (especially for Section 8 claims)

Use court-appointed bailiffs if needed

If a possession order is granted and the tenant still refuses to vacate, you may need to apply for a warrant of possession, which authorises bailiffs to carry out the eviction.

Stay Organised With Landlord Studio

Serving the correct notice, on time, and with proper documentation can be daunting, especially if you’re juggling multiple properties.

Landlord Studio helps you:

• Track rent payments and missed payments
• Set reminders for tenancy milestones and compliance checks
• Store tenancy agreements, EPCs, and gas safety certificates in one place
• Generate downloadable rent schedules and payment reports

Whether you’re ending a tenancy or simply managing day-to-day admin, our tools are designed to keep things simple and compliant.

Create your free Landlord Studio account today and manage your tenancies with confidence.

2025 Legal Updates Affecting Landlord Notice to End Tenancy (UK)

This year, landlords are facing a shifting legal landscape. As of 2025, several key updates affect how and when you can issue a landlord notice to end tenancy in the UK:

The End of Section 21 Is Coming

The Renters' (Reform) Bill, currently progressing through Parliament, aims to abolish Section 21 “no-fault” evictions in England. While it hasn’t come into effect just yet, it’s expected to become law by late 2025. Once in force, landlords will only be able to end a tenancy using Section 8, which requires specific legal grounds.

That means:

• Better record-keeping will become essential.
• Grounds for possession (such as rent arrears, property damage, or intent to sell) will be under greater legal scrutiny.

Landlords should start reviewing how they approach tenancy terminations now to avoid being caught out.

Digital Service Options Expanding

The government is pushing for greater use of digital platforms in serving notices and managing court proceedings. Although notices still need to follow strict rules, we may see formal guidelines allowing secure email service in the near future. For now, stick with hard copies unless your agreement explicitly permits digital delivery.

Frequently Asked Questions

Can I give my tenant notice during a fixed-term tenancy?

Yes, but only if your tenancy agreement includes a break clause, or if you’re using a Section 8 notice with valid grounds. Otherwise, you'll need to wait until the fixed term ends.

What’s the shortest notice I can give?

Under Section 8, the shortest notice is immediate (0 days) for serious anti-social behaviour (Ground 14). For rent arrears (Ground 8), it’s 14 days. For a Section 21, it’s 2 months.

Can my tenant leave before the notice period ends?

Yes. If your tenant gives notice (for periodic tenancies) or you both agree to end the tenancy early via a surrender, they can leave. Just make sure this is agreed in writing.

Do I need to provide a reason with a Section 21?

Not at the moment. But that will change once Section 21 is scrapped. After that, landlords will always need valid grounds.