Since the Renters’ Rights Act came into force on 1 May 2026, the old rules around ending a tenancy have been turned on their head. Before that date, landlords could evict tenants without giving a reason using a Section 21 notice — a process that affected around 11 million private renters across England. That route is now closed. What many tenants still don’t realise is that the law also changed how they can leave, and a few lesser-known provisions — what some call loopholes — can make a big difference if you need to get out of a lease early.
I’ve been writing about UK rental law for a while now, and the question I hear most often hasn’t changed: “Can I break my lease without paying a fortune?” The answer used to be complicated. Now, with the shift to periodic tenancies and the end of fixed-term assured shorthold tenancies (ASTs), there are clearer paths — but also new traps. Here’s what you actually need to know.
If you’re currently renting and thinking about moving, the first thing to check is what type of tenancy you actually have. Most people who signed a fixed-term AST before 1 May 2026 now hold an assured periodic tenancy — even if their old agreement still says otherwise. That change alone opens up options that didn’t exist before.
What an assured periodic tenancy actually means for leaving early
The biggest shift is that you no longer have to wait for a fixed term to end. Before May 2026, if you signed a 12-month AST and wanted to leave after six months, you were usually stuck — unless your contract had a break clause or your landlord agreed to let you go. Now, because all tenancies are periodic, you can give notice at any time. The catch is that you must give 2 months’ notice in writing, and you have to keep paying rent during that period.
What I’d do first: check your original tenancy agreement. If it says you can give less than 2 months’ notice — say, one month — that clause may still be valid. The law sets a default, but your contract can offer better terms. Also, if your landlord agrees in writing to a shorter notice period, that’s binding too. Don’t assume you’re locked into the full two months.
Why the end of Section 21 changes your leverage
Before the Renters’ Rights Act, landlords held most of the cards. They could issue a Section 21 notice with no reason at all, and tenants often felt pressured into accepting unfavourable terms just to avoid a no-fault eviction. That’s gone. From 1 May 2026, landlords must have a valid reason to evict you, and they must use a Section 8 notice with specific grounds.
Here’s a scenario that comes up more often than you’d think: your landlord wants you out because they’re selling the property. Under the new rules, they can use that as a ground for eviction — but they have to give you 4 months’ notice, and they cannot evict you for this reason within the first 12 months of the tenancy. That gives you significant breathing room. If you need to leave yourself, you’re in an even stronger position because you can give notice at any time.
What I notice is that many tenants still operate as if the old rules apply. They worry about being trapped in a property or fear retaliation if they ask for repairs. Those fears are less justified now. If your landlord tries to evict you without a valid reason — or uses a break clause that was written into an old agreement — they’re breaking the law. The government has made it clear that break clauses in pre-May 2026 agreements cannot be used to end a tenancy without a reason.
Where people go wrong when trying to leave early
The most common mistake I see is tenants assuming their old fixed-term contract still applies. If you signed a 12-month AST in 2024, your tenancy automatically became periodic on 1 May 2026. That means any clause in your old agreement that says you can’t leave until a certain date is no longer enforceable. Yet many tenants still believe they’re bound by the original end date and either stay longer than they need to or pay a penalty to leave early.
Giving notice on the wrong day
Another frequent error is timing. The law says you must give notice on the day the rent is due, or the day before. If you give notice on any other day, it may not be valid, and you could end up paying an extra month’s rent. Mark your rent due date on a calendar and set a reminder a few days before. A simple wall planner can help you track these dates visually so you don’t miss the window.
Assuming you can’t negotiate
Many tenants don’t realise they can ask for a shorter notice period. The law sets a default of 2 months, but your landlord can agree to less in writing. If you’ve found a new place and need to move in three weeks, ask. The worst they can say is no. If they say yes, get it in writing — an email or text message counts.
Ignoring the Rent Repayment Order option
If your landlord has broken the rules — for example, by failing to licence a property that requires one — you can apply to the First-Tier Tribunal for a Rent Repayment Order. The tribunal may order your landlord to repay some or all of the rent you paid for up to 2 years. This isn’t a loophole for leaving early, but it’s a powerful tool if your landlord is trying to evict you unfairly or has been non-compliant.
→ Scroll right to see all columns
| Eviction ground | Notice period | Can be used in first 12 months? |
|---|---|---|
| Landlord wants to sell | 4 months | No |
| Landlord wants to move in | 4 months | No |
| Rent arrears | 4 weeks | Yes |
| Antisocial behaviour | Varies (can be shorter) | Yes |
How to end your tenancy the right way
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The process is straightforward, but the details matter. Here’s how to do it without leaving yourself exposed.
Check your tenancy type first
If you signed your agreement before 1 May 2026, you almost certainly have an assured periodic tenancy now. If you signed on or after that date, your tenancy was periodic from the start. Either way, you don’t need to wait for a fixed term to end. If you’re unsure, look at your tenancy agreement or ask your landlord for the government-produced Information Sheet they were required to give you before 31 May 2026. If they didn’t provide it, they could face a fine — and that’s something you can raise if they push back on your notice.
Give notice in writing on the correct date
Your notice must be in writing — a letter, email, or text message all count. It must be given on the day the rent is due, or the day before. If your rent is due on the 1st of each month, you can give notice on the 31st or the 1st. Include your name, the property address, the date you’re giving notice, and the date you intend to leave. Keep a copy for yourself. If you’re worried about proving you sent it, a set of recorded delivery envelopes gives you proof of postage.
Pay rent through the notice period
You must continue paying rent during your 2-month notice period. If you leave before the notice period ends, you’re still liable for the rent until the final day. The only exception is if your landlord agrees in writing to release you early. Some landlords will do this if they find a new tenant quickly — it’s worth asking.
Consider getting legal advice if it’s complicated
If your landlord is disputing your notice, claiming you owe more than you do, or trying to evict you without a valid reason, it’s worth speaking to a specialist. A tenant landlord lawyer can review your situation and tell you exactly where you stand. The cost of a consultation is often less than the cost of one extra month’s rent.
What to do if your landlord refuses to accept your notice
Your landlord cannot legally refuse your notice. If you’ve given valid notice in writing on the correct date, your tenancy ends on the date you specified. If your landlord tries to keep your deposit or charge you for rent beyond that date, you can challenge them through the deposit protection scheme or the First-Tier Tribunal. Keep all your correspondence — it’s your evidence.
Frequently asked questions
Can my landlord still use a break clause from my old tenancy agreement? ▾
What if I need to leave in less than 2 months? ▾
Does the 2-month notice rule apply to housing association tenants? ▾
Can I be evicted for challenging a rent increase? ▾
What happens if my landlord didn’t give me the Information Sheet by 31 May 2026? ▾
Your next move
The end of Section 21 and the shift to periodic tenancies have given tenants more freedom than they’ve had in decades. The key is knowing what type of tenancy you hold, giving notice on the right day, and keeping everything in writing. If your landlord pushes back, remember that the law is now on your side — and you have tools like Rent Repayment Orders and tribunal challenges to enforce your rights. If this was useful, you might also want to read From House Share to Your Own Space: A UK Renter’s Journey.
Sources and Further Reading
Easy Payment Options for Your Apartment Lease in the UK — A practical guide to managing rent payments and understanding your financial obligations as a tenant.
Renters’ Rights Act overview for tenants. UK Government, 2026.
Renters’ Rights Act changes for private renters. Shelter, 2026.
Explainer: everything you need to know about the new Renters’ Rights Act. Ministry of Housing, Communities and Local Government, 2025.
