How to end a periodic tenancy in 2026
Every tenancy in England is now a periodic tenancy – so "how do I end it?" has become the most practical question in renting. The answer depends entirely on who is doing the ending. Here are all the lawful routes since the Renters' Rights Act took effect on 1 May 2026.
If the tenant wants to leave
- Notice: at least two months' written notice, expiring on the last day of a rent period. A tenancy agreement cannot require more than two months.
- Timing: the notice can be given at any point – there is no minimum stay before a tenant may serve it.
- Form: no prescribed form; clear written notice is enough. Text or email counts if the agreement permits service that way.
Prefer it as a table? All deadlines are in our notice periods reference.
If the landlord wants possession
There is one route: a valid Section 8 notice citing a statutory ground from Schedule 2 to the Housing Act 1988, followed if necessary by a court order. The notice period depends on the ground:
| Ground | Type | Key restriction |
|---|---|---|
| Selling the property | Mandatory | Not usable in the first 12 months; re-letting restrictions apply after using it |
| Landlord or close family moving in | Mandatory | Same 12-month bar |
| Serious rent arrears | Mandatory | Arrears threshold and notice period revised by the Act |
| Antisocial behaviour | Discretionary | Notice can be immediate in serious cases |
| Breach of tenancy terms | Discretionary | Only as strong as the written agreement it relies on |
Full detail on each ground and the court process is in our Section 8 guide All guides →.
For what counts as a valid notice generally – and the notices that are no longer legal – see eviction notices in 2026.
Ending by agreement: surrender
Landlord and tenant can agree in writing to end the tenancy on any date – a "surrender". Get it signed by everyone and record the handover of keys; a verbal "we've agreed she's leaving" is where deposit disputes are born.
The joint tenancy trap
Where there are joint tenants, a valid notice from one joint tenant can end the tenancy for all of them. If one sharer serves notice and the others want to stay, take advice before doing anything – the safest path is usually a fresh agreement with the remaining tenants (our generator produces one in minutes).
Create your compliant agreement in 10 minutes
Answer a short questionnaire. Get a Renters' Rights Act-compliant periodic tenancy agreement, written tenancy information, and a landlord compliance checklist, customised to your tenancy.
Start my agreement →Frequently asked questions
Can a tenant leave before two months are up?
Only if the landlord agrees (an early surrender) – otherwise rent remains due to the end of a valid notice period.
Does the landlord ever just give "two months' notice" any more?
No. That was Section 21, abolished on 1 May 2026. Every landlord route now needs a Schedule 2 ground.