Ending a tenancy
From 1 May 2026, the rules on how tenancies can end are changing.
Before 1 May 2026
Landlords can still use a Section 21 (‘no‑fault’) notice, but only if strict deadlines are met:
- Notices must be either:
- sent by post before 28 April 2026.
- handed to tenants before 4pm on 30 April 2026.
- A court application must then be made by 31 July 2026.
If any of these deadlines are missed, the notice will no longer be valid and landlords will need to start again under the new rules.
From 1 May 2026
Section 21 will be removed completely.
To end a tenancy, landlords must instead use Section 8, which means giving a valid legal reason. A judge will then decide whether the tenancy can be ended.
Common reasons include:
- rent arrears.
- damage to the property.
- anti‑social behaviour.
Where a tenant is clearly at fault, landlords can take action at any point during the tenancy.
Changes to rent arrears
There are also new protections for tenants:
- Tenants must be at least three months behind on rent before mandatory eviction can take place (previously two months).
- The notice period increases from two weeks to four weeks.
This gives tenants more time to catch up on payments where possible.
Landlords selling or moving in
Landlords can still regain possession if their circumstances change, for example if they need to sell the property or move in themselves.
However:
- Tenants are protected from these types of eviction during the first 12 months of a tenancy.
- After this, landlords must give at least four months’ notice.
- Properties generally cannot be re‑let or marketed for 12 months after using these grounds (with limited exceptions).
If a tenant wants to end their tenancy
From 1 May 2026, tenants will usually need to give at least two months’ notice. The tenancy should end on, or just before, a rent payment date.
- Notice must be in writing, such as by email or letter.
- A shorter notice period can be agreed, but this must be confirmed in writing by both parties.
