How To End a Tenancy with a Notice To Quit in 2025 

If you’ve Googled ‘Notice to Quit because you need to end a tenancy in the UK, a quick heads-up: for most assured shorthold tenancies (ASTs), you’ll normally use Section 21 (no-fault) or Section 8 (with grounds) rather than a Notice to Quit. 

There are, however, certain situations where a Notice to Quit is appropriate. 

In this article, we’ll map the differences between the notices and examine the scenarios in which a Notice to Quit is the right tool. 

Please note, this breakdown is relevant to England & Wales. In Scotland, landlords need to use a Notice to Leave, and in Northern Ireland, Notice to Quit periods vary by tenancy length.

When a Notice to Quit is The Right Tool

Start by confirming the tenancy type and whether you’re in a fixed-term or a rolling/periodic setup. 

If your tenancy is an assured shorthold tenancy (fixed term or periodic), you should be using Section 21 (no-fault) or Section 8 (with grounds). 

⚠️ For ASTs starting after 1 October 2015, Section 21 can only be used if you have provided the tenant with a valid Energy Performance Certificate (EPC), Gas Safety certificate, and protected their deposit. (Source)

And in the case of lodgers, you normally give “reasonable notice” (often one rental period) rather than serving a formal Notice to Quit, and you don’t usually need a court order.

Where a Notice to Quit does fit:

• Non-AST periodic/common-law tenancies (for example, where the occupier has basic protection). In these cases, a landlord’s notice to quit is the standard way to end the tenancy. ‍
• Tenancies that lost assured status (e.g., the tenant no longer lives there as their only or main home).

Quick Comparison: Notice to Quit vs Section 21 vs Section 8

Key takeaway:

For most ASTs today, Section 21 is most commonly used. However, with the Renters’ Rights Bill now awaiting Royal Assent, landlords should plan for a future where Section 8 will become the primary legal mechanism to regain possession if tenants fail to meet tenancy obligations.

The Core Ingredients of a Valid Notice to Quit

If you do decide to proceed with a Notice to Quit, here are the key components you need to get right. 

Make sure to include: 

• Names of landlord(s) and tenant(s) and the rental address.
• The length of notice and the date it ends (in line with the tenancy period).
• A clear statement that you will apply for a possession order if they do not leave.
• How you want keys returned and the move-out condition (inventory reference).

For busy landlords, writing the dates so the notice ends on the correct rent day is the bit that trips them up. 

A calm, practical way to draft it is to open your rent ledger, count forward one full rental period, and date the notice to expire on the period end. 

Related: What Landlords Need To Know About Evictions: England & Wales

How to Serve a Notice to Quit 

Once you’re confident that a Notice to Quit is the right type of notice, take a moment to plan how you’ll serve it and how you’ll evidence that you’ve delivered it. This is important if you end up in front of a court. 

Here are some steps to follow: 

1) Check what your agreement allows

Open the tenancy agreement and look for any clause on service (e.g., allowed methods, service addresses, whether email is permitted). If email isn’t expressly allowed, don’t rely on it as your only method.

2) Choose a reliable delivery method

• Post to the let address: First-class post is standard. And always ask for a certificate of posting/tracked delivery. 
• Hand deliver: Post it through the letterbox. If possible, time-stamp a quick photo of the addressed envelope at the door.
• Keep a full copy of what you served (including any covering letter).

3) Complete Form N215 (Certificate of Service)

This one-page form records who you served, where, when, and how. It’s the court’s preferred proof of service and takes minutes to complete.

4) If an agent serves for you

Ask them to keep proof (postal receipt, delivery log, brief witness note, and any photos) and to give you a completed N215. You’ll need that if the case goes to possession. 

5) If there are joint tenants, make sure to serve each named tenant separately.

Related: What Is A Section 8 Notice | Understanding Eviction Grounds

Notice to Quit: Final Thoughts

Ending a tenancy with a Notice to Quit is mostly about getting the basics right. Make sure you pick the correct route for your tenancy type, line the dates up with the rent period, and serve the notice correctly. But most of all, make sure to keep evidence of the process. Then, if the tenant decides to stay regardless of the notice, you can let the court process do its work.

The best approach is to stay ahead with your admin so that if you ever need the paperwork required to serve a notice, you’ve got it to hand. If you want a straightforward way of keeping notices, proofs of service, and safety docs in one place, Landlord Studio is designed to do just that.

Create your free Landlord Studio account today to save time, streamline compliance, and maximise revenue.