What Notice Do I Need to Give a Tenant to Leave in England?

Few questions worry landlords more than how to ask a tenant to leave, and the answer has changed in an important way. Since the Renters' Rights Act 2025 came into force on 1 May 2026, the route landlords once relied on no longer exists, and the rules now place more emphasis on having a genuine reason. If you are wondering exactly what notice you need to give a tenant in England, this guide walks through the position calmly so you know where you stand before you do anything.

The 'no-fault' route has gone

For years, landlords could end a tenancy using a Section 21 notice without giving any reason. The Renters' Rights Act 2025 abolished Section 21 'no-fault' eviction. That means you can no longer simply hand a tenant notice because the fixed term has ended or because you would prefer a different occupier. Instead, possession is now available only where one of the legal grounds applies and the correct procedure is followed.

Alongside this, fixed-term assured shorthold tenancies have been replaced by periodic tenancies that roll month to month. So there is no longer a fixed 'end date' that automatically triggers a move-out. A tenancy continues until either the tenant chooses to leave or you establish a valid ground to bring it to an end. We explain the wider picture in our guide to how a tenancy ends under the Renters' Rights Act 2025, which is worth reading before you take any step.

Possession now runs through Section 8 grounds

With Section 21 gone, possession is obtained through the Section 8 grounds. These are specific, defined reasons the law recognises. They include situations such as the landlord intending to sell the property, the landlord or a close family member needing to move in, serious rent arrears, and anti-social behaviour, among others.

Each ground carries its own notice period and its own evidence expectations, and some grounds are discretionary, meaning a court weighs up whether possession is reasonable, while others are mandatory. The practical consequence is that the notice you need to give depends entirely on which ground genuinely applies to your situation. There is no single, universal notice period any more, and choosing the wrong ground or stating it incorrectly can mean starting again.

Why the reason matters more than ever

Because possession now depends on a valid ground, the honesty and accuracy of that reason carries real weight. If you serve notice on the basis that you intend to sell or move a family member in, that intention needs to be genuine. The grounds exist to balance a landlord's legitimate needs against a tenant's security in their home, and the courts are there to test whether the ground is properly made out.

This is also why good records matter. Clear paperwork around rent payments, any breaches of the tenancy, and your correspondence with the tenant all help if you ever need to rely on a ground. Much of this starts at the beginning of the let, which is one reason getting the foundations right when you find good tenants in London pays off long after the move-in date.

When the tenant wants to leave

Not every ending involves a notice from the landlord. A tenant can give notice to leave, and under periodic tenancies they have a defined way of doing so. Sometimes a tenant approaches you mid-tenancy wanting to go earlier than expected, and there are sensible, lawful ways to handle that, which we cover in our piece on what to do when a tenant wants to leave early.

Where both sides simply agree to end the tenancy, a deed of surrender can record that the tenancy is over by mutual consent. This is a cleaner route than serving formal notice when everyone is on the same page, and our explainer on the deed of surrender sets out how it works and when it is appropriate.

Avoid the common mistakes

The most frequent errors are reaching for a notice that no longer exists, serving the wrong ground, or getting the notice period wrong. Another is treating a rent increase as a way to move someone on. Rent can only be raised once a year, by a Section 13 notice with at least two months' written notice, and a tenant can challenge it at the First-tier Tribunal, which cannot set the rent higher than you proposed. It is not an eviction tool, and it should never be used as one.

It is also worth remembering the wider duties that now sit alongside possession, including joining an approved redress scheme, registering on the Private Rented Sector Database, and the firm rules against discrimination. If you would like the bigger picture, our overview for London landlords under the Renters' Rights Act 2025 ties these threads together.

Getting it right the first time

Ending a tenancy properly is now as much about process as intention. The right ground, the correct notice period, and clean documentation make the difference between a smooth, lawful ending and a delayed, costly one. This is general information rather than legal advice, and where a possession claim is in prospect it is sensible to take professional advice on your specific facts.

If you would value a steady hand through this, we are always happy to talk it through. JSLA works with many London landlords and can help you understand which route fits your circumstances and how to handle the paperwork correctly, without pressure and at your own pace.