For years, leaving a rented home in England meant checking whether your fixed term had run out, whether there was a break clause, and whether you could face paying rent on an empty flat. Since 1st May 2026, the Renters' Rights Act has changed that picture for most tenants.
Almost every existing assured shorthold tenancy has become a rolling, or periodic, tenancy. That means no more fixed end dates, and a much simpler route out. Here is how it works and how to do it properly.
What has changed for tenants who want to leave
Under the new system, a tenant on a periodic tenancy can generally end it by giving the landlord two months' written notice. There is no minimum stay to wait out and no need for a break clause. If you want a deeper look at how the new tenancy type works, our guide to tenant rights after Section 21 explains the bigger picture.
Two caveats are worth knowing. First, check your tenancy agreement, as it may set out how notice must be given. Second, this guide covers private renters in England. Social housing, lodgers living with a resident landlord and some student accommodation follow different rules, and Wales and Scotland have their own systems.
Step by step: how to give notice
Step 1: read your tenancy agreement
Look for anything about how and where notice should be sent, and check how rent is paid, because that sets your rental period. Terms that try to make you stay longer than the law allows will not hold up for tenancies that are now periodic, so if something looks odd, ask for advice before you panic.
Step 2: pick your leaving date
Notice is usually counted so that it ends on the last day of a rental period, which is normally the day before your next rent is due. If your rent is due on the 15th of each month, your tenancy would typically end on the 14th. Work backwards two months from there to find the latest date your notice can be received. Miss it by a day and you may be rolling into another month.
Step 3: put it in writing
Send a short, clear letter or email to your landlord or agent. Include your name, the property address, the date you are writing and the date the tenancy will end. You do not need legal language. For example: "I am giving two months' notice to end my tenancy of 12 Example Street. My tenancy will end on 14th December 2026."
Step 4: keep proof
Keep a copy of what you sent and evidence of when it was delivered. An email with a read receipt, a screenshot of the sent message, or a letter sent by tracked post all work. If there is ever a disagreement about dates, this paper trail is your best friend.
Step 5: ask about leaving earlier
Need to go sooner? Your landlord can agree to an earlier end date, which is known as a surrender. Landlords often say yes, especially if they can re-let quickly, but make sure the agreement is in writing and states the exact date. A friendly chat that is never written down will not protect you.
Step 6: carry on paying rent
Rent stays payable until the notice runs out or the landlord agrees otherwise. Do not treat your final month's rent as a stand-in for your deposit, as it is not allowed to work that way and can leave you in arrears.
Moving out: how to protect your deposit
Your deposit should be protected in a government approved scheme, and your landlord can only make fair deductions for things like unpaid rent or damage beyond normal wear and tear. A few habits make getting it all back far more likely.
- Compare with the inventory: check your move-in inventory and photos, then take dated photos of every room on your last day.
- Clean properly: the property should be left in the condition you found it, allowing for fair wear and tear. Pay attention to ovens, bathrooms and carpets.
- Take meter readings: photograph gas, electric and water meters, then tell your suppliers you are leaving.
- Return everything: hand back all keys, fobs and parking permits, and get a written receipt if you can.
- Share a forwarding address: this makes it easy for the landlord to return your deposit and any post.
Your landlord has a limited window to return the deposit once you agree on the amount. If there is a dispute, the scheme your deposit is held in offers a free resolution service. Our overview of tenancy deposit protection rules explains the landlord side, and the glossary entry on deposits is a handy quick reference.
Common mistakes to avoid
- Giving notice verbally: a chat in the corridor is not notice. Always write it down.
- Getting the date wrong: counting two months from the wrong day is the most common slip.
- Signing a new tenancy too early: line up your new home carefully so you are not paying rent in two places at once.
- Forgetting about joint tenants: if more than one name is on the agreement, talk to everyone before sending notice, and check how the new rules treat joint tenancies before you act.
- Ignoring the final bills: council tax, broadband contracts and utilities all need closing or transferring.
What if the landlord ignores your notice?
If you have given valid written notice and left on time, the tenancy ends. If your landlord disputes the dates or tries to claim extra rent, keep calm, share your evidence and ask for their reasoning in writing. Citizens Advice, Shelter and your local council can all help if the conversation stalls.
Where to go from here
Giving notice is a small piece of paper with a big effect, so it pays to take a few minutes to get it right. A tidy handover also tends to make for a better reference next time.
If you are a landlord reading this because a tenant has just given notice, a smooth handover and a quick re-let keep your income steady. Our tenant find service covers marketing, viewings, referencing and the paperwork for a flat fee, and our fully managed service takes care of check-outs, deposits and everything in between. And if a vacated property has you wondering whether it is time to move on, you can sell your home for a flat fee too.
This article is general guidance, not legal advice. Check the latest government guidance, or speak to Citizens Advice or Shelter, about your own circumstances.
