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A guide to notice periods for ending a tenancy

The Renters' Rights Act 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.

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). For each reason there can be different notice periods. For the full list of up to date grounds for possession, please see the government website.  

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.

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

Previous - Enforcement

Renters' Rights Act blogs

Section 13 notice explained: A practical guide for landlords
Section 13 notice explained: A practical guide for landlords
In this blog, we outline how Section 13 notices work in practice, what landlords need to get right, and how to approach rent increases with confidence.
May 8th 2026
The Renters’ Rights Act is now in effect: what landlords need to know
The Renters’ Rights Act is now in effect: what landlords need to know
The Renters’ Rights Act 2025 is now in force, bringing major changes to the private rented sector. In this blog, we outline the key reforms and what they mean for landlords in practice.
May 7th 2026
Section 8 explained
Section 8 explained: a guide to grounds for possession under the Renters' Rights Act
From 1 May, Section 8 is the main legal route landlords can use to regain possession of a property when tenants breach their tenancy agreement. This guide explains how Section 8 works, when it can be used, and what landlords need to know.
April 9th 2026
Rents in advance
Rent in advance under the Renters’ Rights Act: what landlords need to know
From 1 May 2026, new legal limits to rents in advance will apply both before a tenancy begins and during the tenancy itself. Understanding these changes will be essential for landlords to remain compliant.
April 8th 2026
Dealing with anti-social behaviour
How should landlords deal with anti-social behaviour?
Anti-social behaviour can be one of the most challenging issues landlords face, affecting neighbours, tenants and property value. This guide explains what counts as anti-social behaviour, what landlords can do, in line with government guidance.
April 6th 2026
Landlord compliance checklist Before 1 May
Preparing for the Renters’ Rights Act: What self-managed landlords need to consider ahead of 1 May
In this blog, we outline what self-managing landlords should review ahead of 1 May, and explain why strengthening your ongoing management arrangements could be key to staying compliant going forward.
March 11th 2026
New council investigation powers start 27 December 2025 - here’s how landlords can stay compliant
New council investigation powers start 27 December 2025 - here’s how landlords can stay compliant
From 27 December 2025, councils will gain new powers to request tenancy records at short notice. Here’s what every landlord needs to know - and how to stay fully compliant.
December 16th 2025
Renters' Rights Act key dates
Renters’ Rights Act 2025: Key dates confirmed
Following its Royal Assent on 27 October, the implementation plan has been announced, and it will take place in phases. Find out full details here.
November 14th 2025
A judge's gavel
Renters' Rights Bill receives Royal Assent to become law
The Renters' Rights Bill received Royal Assent on 27th October 2025. Find out about expected implementation timelines and how to prepare for the introduction of the Bill in our blog. 
October 27th 2025
Compliance with the Decent Homes Standard
The Decent Homes Standard: what is it and how can landlords ensure compliance?
In this blog, we discuss the extension of the Decent Homes Standard to private rentals under the Renters' Rights Bill and its impact on landlords. Learn about key DHS requirements and actionable steps to stay compliant, protect your tenants, and your investment.
January 28th 2025

Got a question about your rental property?

If you have any questions for our team about the Renters' Rights Act and what it means for you as a landlord, please contact your nearest lettings branch or fill in your details below and we'll get back to you. 

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