This guide is maintained as a current resource for September 2026 and covers only the laws of England and Wales. Information is for general guidance, not legal advice. Consult a qualified solicitor for advice specific to your situation.
Understand notice periods for tenancies in England and Wales, including landlord and tenant obligations under Section 21 and Section 8, periodic and fixed‑term tenancies, new Renters' Rights Act changes, break clauses, and legal procedures for ending tenancies correctly.
Notice periods specify how much advance warning tenants and landlords must give to end a tenancy. These periods depend on the type of tenancy, the grounds for ending it, statutory requirements, and changes introduced by recent legislation. This article explains what notice periods apply now, how they work in practice, and what legal processes and time limits landlords and tenants must follow in England and Wales.
Why Notice Periods Matter
When a tenancy is ending or being brought to an end by a landlord, notice periods protect both parties. They ensure tenants have time to find alternative accommodation and landlords can plan for possession or re‑letting. Notice periods also form part of the legal framework governing possession claims, housing tribunals and court procedures. Understanding these periods and the legal rules that apply helps prevent disputes and avoid invalid notices that can delay possession proceedings.
In England, notice rules are changing significantly under the Renters' Rights Act 2025, which affects how notice is given and calculated from 1 May 2026. In Wales, the Renting Homes (Wales) Act 2016 has already brought changes to minimum notice requirements.
Types of Tenancies and Relevant Notice Requirements
Assured and Assured Shorthold Tenancies (England and Wales)
Most private residential tenancies in England and Wales are assured shorthold tenancies (ASTs), a type of assured tenancy created under the Housing Act 1988. ASTs can be:
- Fixed term: a tenancy with a defined start and end date;
- Periodic tenancy: a tenancy that continues from period to period (e.g., monthly) after a fixed term ends.
In England (before May 2026)
Landlords could use:
- Section 21 notice (no‑fault possession): to seek possession without specifying a reason, subject to conditions such as minimum notice and compliance with tenancy deposit and safety certificate rules. Minimum notice under Section 21 is two months.
- Section 8 notice (possession with specified grounds): where the tenant has breached the tenancy (for example rent arrears), with notice periods varying depending on the ground being relied on (often between two weeks and two months).
A notice under Section 21 cannot generally be served within the first four months of a tenancy.
In Wales
Under the Renting Homes (Wales) Act 2016, landlords must usually give a minimum of six months' notice under a landlord's notice except where shorter notice for breaches applies, with a two‑month notice continuing for existing ASTs until recent transitional changes.
Standard Notice Periods for Tenancies
Landlord's Notice Periods
Section 21 (England, pre‑May 2026)
- Minimum notice: two months in writing.
- If the tenancy period is longer (e.g., quarterly or yearly contractual periodic), the notice must be at least equal to that period if it exceeds two months.
- The notice period runs from the date the tenant receives the notice.
- Landlords cannot begin possession proceedings until the notice period has expired.
Section 8 (England)
- Notice periods depend on the specific possession ground (e.g. rent arrears, antisocial behaviour).
- They range from 14 days to two months for the most common grounds, but can be longer for certain cases.
Renters' Rights Act 2025 (England, post‑1 May 2026)
The abolition of Section 21 no‑fault evictions means landlords must rely on Section 8 (or equivalent statutory grounds) for possession. Notice periods under the new system will generally be longer (for example at least four months for most landlord‑led ends of tenancy), unless shorter grounds apply (such as rent arrears or antisocial behaviour), with specific requirements for evidence and procedure.
Wales (Renting Homes Act)
- For most periodic tenancies, landlords must give a six‑month notice if there is no breach of contract.
- Shorter notice periods can apply where there is a breach or specified ground.
Tenant's Notice Periods
Ending a periodic tenancy
Tenants who want to end a periodic tenancy generally must give at least four weeks' notice or a period equal to the length of the tenancy if it is longer (for example, one month in a monthly periodic tenancy). Posting or serving the notice gives the statutory start point for the period.
Fixed‑Term Tenancy End
If a tenancy has a fixed end date, tenants do not usually need to give advance notice if they intend to leave on that final day, provided no break clause applies. If the tenancy continues as a periodic tenancy after the fixed term, notice must then be given in accordance with periodic tenancy rules.
Tenancy agreements may specify longer notice periods for tenants than the statutory minimum, and these contractual requirements must be followed provided they do not conflict with statutory rights.
Special Situations and Time Limits
Break Clauses
Break clauses allow either party to end a fixed‑term tenancy early, provided they give the required notice set out in the contract. Notice must be given in writing and must comply with the timing stipulated in the clause (for example 2 months' notice after a minimum period).
Starting Possession Proceedings
After serving a valid notice (Section 21 or Section 8), landlords must start possession proceedings within statutory time limits. For Section 21, pre‑May 2026 notices typically remain valid for six months from when they were served; notices served before this date must result in court action by a specified deadline (for example by 31 July 2026 for transitional cases).
Tenant Defaults
If a tenant refuses to leave after the notice period, landlords must obtain a possession order from the county court or First‑tier Tribunal (Property Chamber). Enforcement of a possession order (e.g. bailiffs) must follow the proper legal process.
Practical Examples
- A landlord serves a Section 21 notice in a monthly periodic tenancy; the tenant receives it on 1 March. The earliest date the tenant must vacate is 1 May, after two months' notice has expired.
- A periodic tenancy in Wales under the Renting Homes Act generally requires a six‑month advance notice from the landlord, so if notice is served on 1 January, the earliest their contractual end date will be is 1 July.
- A tenant in a monthly periodic tenancy wanting to leave must give at least four weeks' notice (often one month) to end the tenancy.
Risks of Incorrect Notice
Serving the wrong notice period, using the wrong form, or failing to comply with statutory requirements can make a notice invalid. An invalid notice can delay possession proceedings and may result in additional legal costs and compensation claims. Notices must be served correctly, using the prescribed forms (for example Form 6A for Section 21) and must state the correct legal basis and period.
Common Questions from our Readers
Does a tenant have to give notice if leaving at the end of a fixed term?
If the tenancy is genuinely fixed term and ends on a specified date, tenants usually don't need to serve notice to vacate on that date, unless stated otherwise in the agreement.
Can a landlord shorten the notice period by agreement?
Parties can agree to a shorter notice period, but landlords cannot reduce statutory minimum notice periods below those legally required. Agreements should be in writing.
What happens if no notice is given?
Where a tenancy continues past the fixed end date without notice, it usually becomes a periodic tenancy automatically. Notice then must be given according to the periodic tenancy rules.
Final Thoughts
Notice periods for tenancies in England and Wales are governed by statutory rules, tenancy agreements and evolving legislation. Tenants and landlords must understand the type of tenancy they have, the notice requirements that apply, and how to serve notices correctly. From Section 21 and Section 8 notices in England (prior to May 2026 reforms) to longer statutory notice periods in Wales under the Renting Homes Act, careful preparation and adherence to notice rules help ensure that possession procedures, tenancy endings, and disputes are handled fairly and Lawfully.
