How much notice must a tenant give in England? (2026)

The short answer

How much notice must a tenant give to end a tenancy in England? Since 1 May 2026, the answer for most private tenants is two months. The notice should be in writing, and the tenancy should end in line with the end of a rent period. The tenant keeps paying rent until the tenancy ends. You and your tenant can agree, in writing, to a shorter notice period or an earlier end date.

This guide explains how the two months work with rent periods, shows worked dates, and sets out what to do when a notice lands on your doormat. It is general information for landlords in England, not legal advice.

What changed on 1 May 2026

The main changes in the Renters’ Rights Act 2025 came into force in England on 1 May 2026. Assured shorthold tenancies became assured periodic tenancies, so there is no fixed term to wait out. The tenancy runs from one rent period to the next until it is ended.

For tenants, that means a simple rule. Gov.uk guidance for landlords says tenants can give two months’ notice to end the tenancy at any point, unless you have agreed a shorter notice period.

For landlords, it is different. You can only end a tenancy using a Section 8 notice on Form 3A, relying on one of the grounds for possession. Section 21 has gone. See Section 21 abolished for the wider picture.

How much notice must a tenant give to end a tenancy?

The rules, in plain English:

Lining the notice up with the rent period

The tenancy should end at the end of a rent period. Gov.uk guidance for tenants puts it this way: the notice should end the tenancy on the day the rent is due, or the day before the rent is due.

So if rent is due on the 1st of each month, the tenancy would normally end on the last day of a month. If rent is due on the 15th, it would normally end on the 14th. If the two months run out partway through a rent period, the earliest end date moves to the end of that rent period.

If your tenancy has an unusual rent period, such as quarterly, take advice before you rely on a particular date.

Two months from when you receive it

Count the two months from when you receive the notice, not from the date written on it. If the tenant posts a letter, it reaches you a day or two later. If they email or text you, you will usually receive it the same day. Keep the message or envelope as a record.

Worked example: rent due on the 15th

Your tenant rents a flat at £1,100 a month. Rent is due on the 15th, so each rent period runs from the 15th to the 14th of the next month.

Now suppose the tenant waits a week, and you receive the email on Friday 16 October 2026:

A one-week delay pushes the end date back a full month, because the two months now run past 14 December. The tenant pays rent for the period starting 15 December.

If the notice names a date that is too early, it is sensible to reply promptly. Either agree the earlier date in writing, or explain which date you think is correct and why.

What should a landlord do on receiving notice?

A tenant’s notice starts a short countdown. These steps help the end of the tenancy go smoothly and protect you if there is a dispute later.

1. Record when you received it. Save the email, text or letter. Note the date you received it.
2. Check the end date. Work out the earliest valid date using the method above.
3. Reply in writing. Acknowledge the notice and confirm the end date. If you are happy to accept a shorter period, say so in writing.
4. Agree a check-out. Book a time to inspect the property with the tenant on or near the last day. Compare it with your check-in inventory. Our inventory and check-in report gives you a dated record to compare against.
5. Arrange the handover. Agree how keys will be returned, and record meter readings on the last day.
6. Deal with the deposit. Tell the tenant promptly about any deductions you propose, and why.
7. Plan the next let. You can advertise the property for a new tenancy once you have the notice. The 12-month marketing restriction applies only after you use Ground 1 or 1A yourself. It does not apply when the tenant chooses to leave.

Returning the deposit

Gov.uk says a landlord must return the deposit within 10 days of both of you agreeing how much the tenant will get back. If you cannot agree, the deposit stays protected in the scheme while the dispute is resolved.

Your deposit scheme handles any dispute, so your paperwork matters. It helps to have protected the deposit on time and given the deposit prescribed information. For deadlines and penalties, see deposit protection: the 30-day deadline and prescribed information.

If the tenant does not leave

Sometimes a tenant gives notice and then cannot move out on the date. Do not change the locks or remove their belongings. Only a court can order possession.

If this happens, talk to the tenant first. They may need a few extra days, and you can agree a new date in writing. If they stay on and you need the property back, take advice about which possession ground, if any, applies to your situation.

Common mistakes

• Counting from the date on the letter. The two months run from when you receive the notice.
• Accepting an end date mid-rent period without saying so. If you are happy with an earlier date, agree it in writing so there is no argument later.
• Charging rent after the tenancy ends. Rent runs to the end date, not beyond.
• Holding on to the deposit. Once you agree the amount, the deadline to return it is 10 days.
• Skipping the check-out inspection. Without a dated record, deductions are hard to justify in a deposit dispute.
• Assuming the old fixed-term rules apply. Since 1 May 2026, there is no fixed term for private assured tenancies to run out first.

Frequently asked questions

Can a tenant give notice in the first months of a tenancy?

Gov.uk guidance for landlords says tenants can give two months’ notice at any point, unless you have agreed a shorter notice period. That is different from you, the landlord. You cannot use Grounds 1 or 1A to ask the tenant to leave within the first 12 months. See Ground 1A: selling a rented property and Ground 1: moving back in.

Can I refuse to accept a tenant’s notice?

If the notice is in writing, gives at least two months and ends at the end of a rent period, it ends the tenancy. You do not need to accept it. If the notice is too short, you can agree a shorter period in writing, or explain which date applies.

Can a tenant end the tenancy sooner?

Only if you agree. You and your tenant can agree in writing to a shorter notice period, or agree to end the tenancy earlier.

Does the tenant have to pay rent during the notice period?

Yes. Gov.uk guidance says the tenant will need to continue to pay rent during the notice period.

Can I put the property on the market straight away?

Yes, once you have a valid notice from the tenant. Let the tenant know about viewings, and follow any terms in the tenancy agreement about access.

Next steps

• Put a dated inventory and check-in report in place for every new tenancy, so check-out is straightforward.
• Check your paperwork for the next tenancy with the Renters’ Rights Act landlord checklist.
• For the next tenancy, give a written statement of terms before it starts.

If the tenant disputes the end date or the deposit, speak to a solicitor or your deposit scheme; tenants can get advice from Shelter.