What Happens at the End of a Tenancy in England?

The end of a tenancy can feel like a flurry of dates, notices and paperwork, but it follows a fairly predictable shape. Whether the tenant has decided to move on, you need the property back for a genuine reason, or both sides simply agree it is time, knowing the order of events helps you stay calm and avoid costly missteps. This guide walks through what actually happens when a tenancy in England comes to an end, and how the rules now work under the Renters' Rights Act 2025.

Tenancies no longer end on a fixed date

Since the Renters' Rights Act 2025 came into force on 1 May 2026, fixed-term assured shorthold tenancies have been replaced by periodic tenancies that roll month to month. That means a tenancy no longer simply expires on an agreed end date. Instead, it continues until either the tenant gives notice to leave, the landlord obtains possession on a valid legal ground, or both parties agree to bring it to a close.

This is a real shift in mindset for many landlords. Rather than counting down to the end of a term, you are now managing an open-ended arrangement that ends through a defined process. Our overview of how tenancies end under the new rules sets out the framework in more detail, and is worth reading alongside this guide.

When the tenant wants to leave

The most common ending is simply the tenant choosing to move on. Under the periodic system, a tenant can serve written notice to bring the tenancy to an end, and you will agree a final date together. From there, the practical wind-down begins: confirming the move-out day, arranging the check-out, and agreeing how the deposit will be handled.

Good communication here pays off. A tenant who feels dealt with fairly tends to leave the property in better condition and is more likely to recommend you to others. If you work with an agent, this is one of the quieter but genuinely valuable things they coordinate, as we explain in our guide to what a letting agent actually does.

When the landlord needs the property back

The abolition of Section 21 'no-fault' eviction means you can no longer ask a tenant to leave simply because a term has ended. Possession is now obtained only through the Section 8 grounds set out in law. These include situations such as the landlord selling the property, the landlord or a close family member moving in, serious rent arrears, or anti-social behaviour.

Each ground has its own notice requirements and evidence expectations, so it is important to identify the correct one before serving anything. Getting the ground or the notice period wrong can delay matters considerably. Our article on the notice you must give a tenant to leave explains how this works in practice, and the wider Renters' Rights Act guide for London landlords puts it in context. This is an area where professional advice is sensible: the information here is general, not a substitute for tailored legal guidance.

Ending by mutual agreement: surrender

Sometimes neither a tenant's notice nor a possession ground is the right route, because both sides simply agree the tenancy should end. This is known as surrender. A deed of surrender records that agreement clearly and protects both parties from later disputes about whether the tenancy really ended and who owes what.

Surrender is often the cleanest path when circumstances change amicably, for example when a tenant is relocating early and you are happy to release them. Because it is a binding legal step, it should be documented properly rather than handled by a casual exchange of messages. Our explainer on the deed of surrender covers when it is appropriate and what it should contain.

The check-out and inventory

Close to the move-out date, a check-out report is prepared and compared against the check-in inventory taken at the start of the tenancy. This side-by-side comparison is the fair and objective way to assess the property's condition. It records anything that has changed during the tenancy, distinguishing genuine damage from ordinary fair wear and tear.

That distinction matters because any deductions from the deposit must reflect real damage, not betterment. In plain terms, you cannot use the deposit to upgrade the property or claim for the natural ageing that comes with normal living. A clear, dated inventory at the start, with photographs, is your single best protection at this stage.

Returning the deposit

The deposit was protected in a government-approved scheme such as the DPS, MyDeposits or TDS at the start of the tenancy, with the prescribed information given to the tenant. At the end, you propose any deductions, the tenant either agrees or disputes them, and the balance is returned.

If you and the tenant cannot agree, you do not go straight to court. The deposit scheme offers free adjudication, where an independent assessor reviews the evidence from both sides. This is where your inventory, check-out report and photographs earn their keep. Approaching deductions reasonably, and only for genuine damage beyond fair wear and tear, keeps the process smooth and protects your reputation as a landlord.

Final practicalities before re-letting

With the tenant gone and the deposit settled, attention turns to readying the property for the next chapter. This usually means a clean, any agreed repairs, and a check of safety compliance. If certificates are due to expire, it is far easier to renew them now than under time pressure with a new tenant waiting.

A quick checklist for this stage:

• Confirm the EPC is still valid and at least the minimum E rating before marketing again
• Ensure the Gas Safety Record is current, with the annual check by a Gas Safe engineer
• Check the EICR remains within its five-year cycle
• Test that there is a smoke alarm on every storey and a carbon monoxide alarm in any room with a fixed combustion appliance

Getting these in order now means you can market the property without delay once it is ready.

Preparing to let again

The end of one tenancy is the start of the next opportunity. A well-handled ending, with a fair check-out and a promptly returned deposit, often translates into a smoother fresh start. It is a natural moment to review the rent against the current market, refresh the listing, and think about who your next tenant might be. Our guide to finding good tenants in London and the broader complete guide to letting a property in London are useful companions for this next step, and remember that tenant selection must always be fair and free from discrimination.

If you would like a steady pair of hands to coordinate notices, check-outs, deposit returns and the move into a new tenancy, we are always happy to talk it through. JSLA works with landlords across London, and we are glad to share what we have learned, whether or not you choose to work with us.