An assured tenancy can end by:
- Tenant Action: Giving proper notice or mutual agreement (surrender).
- Court Order: The court granting possession to the landlord. This would only be following Landlord Action (with grounds/notice): Serving a Section 8 notice for breaches (e.g., rent arrears, anti-social behaviour) or, until May 2026, a Section 21 (no-fault) notice.
The Renters Reform Act (RRA) – from May 2026
- Assured Periodic Tenancies: Existing ASTs convert to Assured Periodic Tenancies on 1 May 2026, with tenants giving two month’s notice, and landlords needing to use new Section 8 Grounds for possession.
- New Possession System: Landlords will need valid “grounds” (reasons) to end tenancies, similar to current Section 8 Grounds, with new and amended categories including landlord use and significant rent arrears.
- End of Section 21: From May 1, 2026, landlords cannot serve Section 21 “no-fault” notices on ASTs.( As at least four months of a tenancy must have elapsed, no tenancy commencing on or after 1 January 2026 will be eligible for S21 notice.)
Tenant Notice & Tenancy Surrender
- Leaving Early: Tenants leaving without notice means continued rent liability, potential court action, and difficulty getting references/deposits back.
- Notice Periods: Under the Renters’ Rights Act (effective from 1 May 2026), tenants typically need to give at least 2 months’ notice to end their periodic tenancy. For periodic tenancies, tenants usually give one month’s notice (ending on a rent day), while landlords often need to give two months.
- Surrender: Tenants wanting to leave early must get landlord agreement (written confirmation is vital) or use a ‘break clause’ if available, otherwise, they remain liable for rent until the tenancy ends properly.
- Written Confirmation. However tenants leave, we strongly recommend getting then to sign a surrender document, in case they claim not to have vacated.
