Learn how much notice is required to end a tenancy in the UK, best practices, and legal requirements.
Written by
Ben Luxon
PUBLISHED ON
Jul 2, 2025
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.
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.
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.
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.
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:
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.
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:
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.
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:
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.
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:
Always document when and how you served the notice. Courts will often require evidence that the tenant received the documents. Consider:
For best practice, consider using multiple delivery methods.
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.
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:
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.
Serving the correct notice, on time, and with proper documentation can be daunting, especially if you’re juggling multiple properties.
Landlord Studio helps you:
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.
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 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:
Landlords should start reviewing how they approach tenancy terminations now to avoid being caught out.
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.
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.
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.
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.
Not at the moment. But that will change once Section 21 is scrapped. After that, landlords will always need valid grounds.