From 1 May 2026, the biggest shake-up to renting in nearly 40 years came into force, affecting around 11 million renters across England. That figure alone tells you how many people now have to think differently about ending a lease. I’ve been covering property law changes for a while now, and the questions I get most often are about notice periods, deposits, and what happens when you want to leave. The old rules are gone, and the new ones are simpler in some ways but trickier in others.
If you’re renting and thinking about moving, the most important thing to know is that fixed-term contracts are essentially a thing of the past. All private tenancies now roll on as assured periodic tenancies — month to month or week to week — with no fixed end date. That gives you more flexibility, but it also means you need to understand exactly how to give notice properly. Get it wrong, and you could be on the hook for extra rent. Here’s what you actually need to know.
What an assured periodic tenancy means for you
The biggest change is that your tenancy no longer has a fixed end date. Instead, it rolls on from period to period — typically month to month. That means you’re not locked in for six or twelve months anymore. You can leave whenever you want, as long as you give the right notice. But here’s the catch: you can’t just hand in your keys and walk away. The notice must be in writing, timed correctly, and served to the right person.
What I’d do if I were a tenant right now is check my tenancy agreement to see if it mentions a shorter notice period. Some older agreements might say one month, but the law now sets a minimum of two months for periodic tenancies. If your agreement says less, the statutory minimum overrides it. That’s a protection for landlords too — they need time to find a new tenant.
Why getting notice right matters more than ever
Under the old system, you could give notice and leave at the end of a fixed term. Now that fixed terms are gone, the timing of your notice is everything. If you give notice that ends on the wrong day, you could be liable for an extra month’s rent. The rule is simple: your notice should end on the last day of a rental period. For most people, that’s the day before rent is due.
Let me give you a concrete example. If your rent is due on the 1st of each month, your rental period runs from the 1st to the last day of the month. So if you want to leave at the end of June, your notice should end on 30 June. Give it on or before 30 April, and you’re covered. Give it on 1 May, and your notice would end on 31 July — that’s an extra month of rent you didn’t plan for.
What I notice is that most people don’t realise their notice period doesn’t start until the beginning of the next rental period. It’s not two calendar months from the day you send the email — it’s two rental periods. That distinction catches a lot of tenants out. If you’re in a joint tenancy, the rules get even more complicated. All tenants must agree to end the tenancy, or you’ll need a tenant landlord lawyer to help you navigate a surrender.
Where tenants slip up when ending a lease
I’ve seen the same mistakes come up again and again. Here are the most common ones, and how to avoid them.
Giving notice on the wrong day
This is the biggest one. As I mentioned, your notice must end on the last day of a rental period. If you get the date wrong, you’re effectively giving notice for the following period. That means an extra month of rent. The fix is simple: check your tenancy agreement or bank statement for the date rent comes out, and work backwards from there.
Not keeping proof of notice
You might think an email is enough, and it can be — but only if you can prove it was received. If your landlord claims they never got it, you’re in a difficult position. What I’d do is send the notice by email and also by recorded delivery post. Keep screenshots, read receipts, and the postal tracking number. It takes five minutes and could save you hundreds of pounds.
Assuming you can leave early without agreement
Just because you want to move out doesn’t mean the tenancy ends. You’re liable for rent until the tenancy legally ends, unless your landlord agrees to a surrender in writing. Some tenants assume that handing back the keys is enough. It’s not. Get the agreement in writing, or you could be chased for rent months later.
Ignoring the deposit protection rules
Your deposit must be protected in a government-approved scheme. If it isn’t, you may be able to claim compensation. But more importantly, you need to follow the correct process to get it back. That means agreeing on the check-out inspection, reading the meters, and returning the keys on time. If there’s a dispute, the scheme’s free resolution service can help.
→ Scroll right to see all columns
| Rent due date | Rental period | Notice end date (2 months) |
|---|---|---|
| 1st of month | 1st to last day | Last day of month |
| 15th of month | 15th to 14th | 14th of month |
| Friday (weekly) | Friday to Thursday | Thursday |
How to end your tenancy the right way
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Write and serve your notice correctly
Your notice doesn’t need to be fancy. A simple letter or email stating your name, the property address, and the date you want the tenancy to end is enough. But it must be in writing, and it must be served to the right person — usually the landlord or letting agent. Check your tenancy agreement for the correct address for serving notices. If you’re unsure, send it to both the landlord and the agent.
- 1Check your rental periodFind out when your rent is due. Your notice must end on the last day of that period — usually the day before rent is due.
- 2Write your noticeState your name, the property address, and the date you want the tenancy to end. Keep it simple and clear.
- 3Serve it in writingEmail can work, but send a hard copy by recorded delivery too. Keep proof of everything — screenshots, read receipts, tracking numbers.
- 4Pay rent up to the end dateYou’re liable for rent until the tenancy legally ends, unless the landlord agrees otherwise in writing.
- 5Confirm move-out arrangementsAgree on key return, check-out inspection, meter readings, and the deposit return process. Get everything in writing.
What to do if your landlord refuses to accept your notice
This is rare, but it happens. If your landlord claims your notice is invalid, the first thing to do is check whether you followed the rules correctly. If you did, you can remind them that the law is on your side. If they still refuse, you may need to seek legal advice. A tenant landlord lawyer can help you understand your options, including applying to the county court for a declaration that the tenancy has ended.
What’s coming next: phase 2 of the Renters’ Rights Act
From late 2026 onwards, the government will roll out more changes. A new Private Rented Sector Database will make it easier to check a landlord’s history. A free complaints service and a Private Landlord Ombudsman will help resolve disputes without going to court. And by 2030, all privately rented homes must meet new energy efficiency standards — EPC rating C or better — unless exempt. A Decent Homes Standard will also be introduced, setting clear rules for safety, warmth, and repair. These changes will make renting more secure, but they also mean landlords have more obligations to meet.
Frequently asked questions
Can my landlord evict me without a reason now? ▾
What if my tenancy agreement says I only need to give one month’s notice? ▾
Can I leave before my notice period ends if I find a replacement tenant? ▾
What happens to my deposit if I leave at the end of my notice? ▾
Do I still need a TV Licence if I move out mid-month? ▾
What if I’m in a joint tenancy and my flatmate wants to stay? ▾
Your next move
The Renters’ Rights Act has made ending a lease simpler in theory, but the details still trip people up. The single most important thing you can do is check your rental period and time your notice correctly. One wrong date can cost you a month’s rent. If you’re unsure about anything, get advice early — a few minutes with a specialist can save you a lot of money. If this was useful, you might also want to read The UK Renter’s Guide to Tenant Insurance: Is It Worth It?
Sources and Further Reading
How to build a strong tenant application — Practical tips for presenting yourself as a reliable tenant in the current market.
Flat hunting in London: avoid these costly mistakes — Common pitfalls renters face in London and how to steer clear of them.
The Renters’ Rights Act Information Sheet 2026. UK Government, 2026.
Historic Renters’ Rights Act now protecting millions. Ministry of Housing, Communities and Local Government, 2026.
Tenant notice periods under the Renters’ Rights Act. mydeposits, 2026.
