Quick answer
In England from 1 May 2026, a landlord usually has to give 4 months' notice to end a tenancy to sell or move in, and that notice cannot end within the first 12 months. For rent arrears the notice is 4 weeks, for breach of tenancy 2 weeks, and for serious antisocial behaviour the landlord can apply to court straight away. To increase rent, the landlord must give at least 2 months' notice. A tenant normally gives 2 months' notice to leave.
- Landlord selling or moving in: 4 months, not ending in the first 12 months.
- Rent arrears: 4 weeks.
- Rent increase (Form 4A): at least 2 months.
- Tenant leaving: 2 months, ending on a rent day or the day before.
Notice periods at a glance
| Situation | Who gives notice | Minimum notice |
|---|---|---|
| Selling the property (ground 1A) | Landlord | 4 months, cannot end in first 12 months |
| Landlord or family moving in (ground 1) | Landlord | 4 months, cannot end in first 12 months |
| Rent arrears (grounds 8, 10, 11) | Landlord | 4 weeks |
| Breach of tenancy (ground 12) | Landlord | 2 weeks |
| Property deterioration (ground 13) | Landlord | 2 weeks |
| Antisocial behaviour (grounds 7A, 14) | Landlord | Can apply to court straight away |
| Rent increase (section 13, Form 4A) | Landlord | At least 2 months |
| Ending the tenancy | Tenant | 2 months, unless a shorter period is agreed in writing |
Notice periods for less common grounds are in the section 8 guide and the official GOV.UK guidance.
Notice a landlord must give to end a tenancy
Section 21 'no fault' notices ended on 1 May 2026. A landlord must now serve a section 8 notice naming at least one ground for possession. The notice period depends on the ground. In many cases it is 4 months, but it is shorter where the tenant is at fault, such as arrears or antisocial behaviour.
For the selling and moving in grounds, there is a 12 month protected period at the start of a new tenancy. A landlord can serve notice during that time, but it cannot expire before the 12 months are up. For example, if the tenancy started 6 months ago, a landlord who wants to sell would need to give at least 6 months' notice.
Notice is not eviction. If a tenant does not leave, the landlord must get a court order. Removing a tenant without one is a criminal offence.
Notice for a rent increase
To increase rent, the landlord serves Form 4A with at least 2 months' notice. Increases are limited to once a year and not within the first 12 months of a new tenancy. Read the full section 13 rent increase guide.
Notice for access, inspections and repairs
Landlords usually need to give at least 24 hours' written notice before visiting to inspect or carry out repairs, and visits should be at reasonable times. In an emergency, such as a gas leak or flood, immediate access may be needed. Our guide on reporting and recording repairs explains how to keep a clear record.
How much notice a tenant has to give
A tenant on an assured periodic tenancy can end it by giving 2 months' notice in writing, for example by letter, email or text. The notice should end on the day rent is due or the day before. Rent remains payable during the notice period.
The landlord and tenant can agree in writing to a shorter notice period, or agree to end the tenancy early. A clear tenancy agreement should explain how notice is given and where to send it.
How to serve notice properly
- Use the correct prescribed form where one exists (section 8 notice, Form 4A).
- Send it to the address or email given in the tenancy agreement for notices.
- Keep proof of service, such as a certificate of posting or a dated email.
- Count the notice period carefully and allow extra days for postal service.
Worked examples
| Scenario | Ground | Notice needed |
|---|---|---|
| Tenancy started 3 months ago, landlord wants to sell | 1A | At least 9 months, so it ends after month 12 |
| Tenancy started 2 years ago, landlord's daughter moving in | 1 | 4 months |
| Tenant owes 3 months' rent | 8 (with 10 and 11) | 4 weeks |
| Tenant keeps paying late but owes little | 11 | 4 weeks |
| Tenant convicted of a serious offence at the property | 7A | Can apply to court straight away after notice |
| Tenant wants to move out | Not applicable | 2 months, unless shorter agreed in writing |
How notice periods compare with the old rules
Before 1 May 2026, a landlord could usually end an AST after the fixed term with 2 months' notice under section 21, without a reason. That route has gone. The selling and moving in grounds now need 4 months, and they are not available in the first year.
The mandatory rent arrears ground used to need 2 months' arrears and 2 weeks' notice. It now needs 3 months' arrears and 4 weeks' notice. For more on what changed, read the Renters' Rights Act explained and what happened to section 21.
Notice periods for lodgers
Lodgers who share your home are usually excluded occupiers, not assured tenants. They only need 'reasonable notice', which is often the length of the rent period, and you do not need a court order. See the lodger agreement guide.
How to calculate a notice date
- Find the date the notice will be served. If posting, allow for delivery.
- Add the notice period for the ground you are using.
- For grounds 1 and 1A, check the result is after the 12 month protected period. If not, use the later date.
- For a tenant's notice, check it ends on a rent day or the day before.
- Write the date clearly on the notice and keep proof of service.
If in doubt, give a little more notice than the minimum. A notice that is a day short can be invalid.
Common questions
Can a landlord give 2 months' notice?
Not to sell or move in. Those grounds need 4 months. 2 months is the notice for a rent increase, and the usual notice a tenant gives to leave.
Can a landlord evict me in the first year?
Not for selling or moving in: that notice cannot end within the first 12 months. Fault-based grounds, such as serious arrears or antisocial behaviour, can be used at any time.
How much notice does a tenant give in England?
Normally 2 months in writing, ending on a rent day or the day before, unless both sides agree a shorter period in writing.
Is a text message valid notice?
Government guidance says a tenant can give notice in writing, for example by letter, email or text. Keep a copy.
Can a landlord give notice by email?
If the tenancy agreement allows notices by email, it can be a valid method. Always use the prescribed form where one exists and keep proof of sending.
Does the notice period include weekends?
Notice periods run in calendar time, so weekends count. Allow extra days if you serve by post.
Official sources
We check these pages against official GOV.UK guidance. This page is general information for England, not legal advice for your situation.
Put notice terms in writing
Create a tenancy agreement that records the address for notices and how each side can end the tenancy.
Create an agreement