Ending a tenancy
Source: gov.uk (2025-11-13)

This guide explains to a landlord what to do if they need their tenant to leave.

The Renters’ Rights Act will change laws about renting and this guidance has been published to help private rented sector landlords and letting agents prepare. The new rules will apply on or after 1 May 2026. For information on the current law, refer to the existing guidance on ending a tenancy. (https://www.gov.uk/tenancy-agreements-a-guide-for-landlords/ending-a-tenancy)

If you need your tenant to leave, you will need to give them notice in a particular way, including specific information. This will depend on the type of tenancy agreement and its terms.

If the tenancy began before 1 May 2026 as an assured shorthold or assured tenancy, it will become an assured periodic tenancy on or after 1 May 2026. You will not be able serve a section 21 notice to end a tenancy from this date onwards, even if the tenancy agreement says you can.

Assured periodic tenancies

To end an assured periodic tenancy on or after 1 May 2026 you will need to give your tenant a section 8 notice of seeking possession (https://www.gov.uk/guidance/renting-out-your-property-guidance-for-landlords-and-letting-agents/giving-notice-to-evict-tenants).

The notice will need to include what reasons (known as ‘grounds’) you’re using to end the tenancy.

You will need to give your tenant the right notice period to leave the property.

You will need to have protected your tenants’ deposit in an authorised scheme (https://www.gov.uk/deposit-protection-schemes-and-landlords).

Your tenants will be able to give 2 months’ notice to end the tenancy at any point, unless you have agreed a shorter notice period.

If you are renting to students

If it is an assured periodic tenancy, the tenancy agreement will not be able to have an end date.

You will be able to evict students using ground 4A at the end of the academic year if all of the following apply:

all the tenants were full time students when they signed the tenancy, or you expected them to become students during the tenancy

you are intending to let to students in the future

the tenancy was signed less than 6 months before the date the tenants could move in

the property is a house in multiple occupation (HMO) (https://www.gov.uk/private-renting/houses-in-multiple-occupation) or is part of a HMO

you gave your tenants written notice that you may evict them under ground 4A before they signed the tenancy

you gave your tenants 4 months’ notice of your intention to evict them - the notice period must end between 1 June and 30 September

Where the tenancy began before 1 May 2026, if you gave your tenants written notice by 1 June 2026 you may evict them using Ground 4A

If your tenant does not leave the property

You cannot remove your tenants by force.

You may be guilty of harassing or illegally evicting your tenants (https://www.gov.uk/private-renting-evictions/harassment-and-illegal-evictions) if you do not follow the correct procedures. Illegal eviction is a criminal offence that can lead to a prison sentence.

If the notice period expires and your tenants do not leave the property, you will be able to apply to court for a possession order (https://www.gov.uk/guidance/renting-out-your-property-guidance-for-landlords-and-letting-agents/possession-hearings-and-orders) to try and evict your tenant.

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