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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

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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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