Life rarely stays still. A new job, a change in household, or a family reason can all lead a tenant to think about leaving a rental property sooner than first planned. The practical question is how to end things in a way that works for both sides and keeps the relationship with the landlord on good terms.
Knowing where you stand under current legislation, what your agreement allows, and the steps involved in giving notice helps the move feel more straightforward.
Related: A guide to holding deposits for tenants and landlords
Where tenants stand under the Renters’ Rights Act
Since 1 May 2026, most private tenancies in England have been assured periodic tenancies under the Renters’ Rights Act 2025. Fixed-term assured shorthold tenancies can no longer be created, and existing fixed terms converted automatically on that date. Tenants on an assured periodic tenancy have the right to end the tenancy at any time by giving the landlord at least two months’ written notice.
For many renters, the question is less about getting out of a tenancy agreement early and more about giving notice in the correct way. For tenancies outside the assured regime, such as some common law lettings, the written agreement itself governs how and when the tenancy can be ended.
Starting with the type of tenancy you hold
The first step is to understand the agreement you have. Your tenancy agreement, sometimes called a lease in everyday use will usually set out which type it is, when it started, and what notice applies. Agreements signed before May 2026 that referred to a “fixed term” or an “assured shorthold tenancy” will, in most cases, have converted automatically.
Some lettings sit outside the assured tenancy framework, such as high-value lettings, resident-landlord arrangements, or company lets. In those cases, any break clause in the agreement sets out when and how the tenancy can be ended before the end of a fixed term, including the notice required and any conditions.
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Giving two months’ notice correctly
Written notice is the standard way to end an assured periodic tenancy. A letter or email to your landlord is enough, provided it is clear and dated. The notice should state the date you intend the tenancy to end, allowing at least two full months from the day it is served, with the end date falling on a day when the rent is due or the day before.
If you share the tenancy with others as joint tenants, every tenant named on the agreement will need to agree to the notice for it to end the tenancy as a whole.
Where leaving sooner than two months is being considered
Where circumstances mean a tenant needs to leave in less time, the first step is a conversation with the landlord. Under the Renters’ Rights Act, a landlord may agree in writing to a shorter notice period than the usual two months. This agreement sits at the landlord’s discretion, and all joint tenants on the agreement would need to consent.
A landlord and tenant can also agree to end the tenancy altogether before the usual notice would run, for example, once a suitable replacement tenant has been found. An arrangement of this kind is known as a surrender and should be captured in writing. The replacement tenant would need to pass the landlord’s referencing checks and sign a new tenancy agreement in their own name. A letting agent can sometimes help coordinate this where the landlord is open to the arrangement.
Related: What is a rental guarantor, and why do you need one?
Costs that may apply
Where a landlord agrees to an early surrender, the terms sometimes include a contribution towards their costs, such as reletting fees or rent for the period between tenants. Any such arrangement should be set out in writing before you move out. Rent remains payable until the tenancy officially ends, whether at the end of a two months’ notice period or on an earlier agreed date.
Your deposit, held in a government-approved tenancy deposit scheme, is returned at the end of the tenancy once any legitimate deductions, such as for unpaid rent or damage beyond fair wear and tear, have been settled.
Your responsibilities during the notice period
The tenancy continues as normal until the agreed end date. Rent is paid as usual, utility bills and council tax remain in your name until move-out, and the property is looked after in line with the agreement. Reasonable access for viewings may be requested by the landlord or agent in the lead-up to a new letting, with appropriate notice given. Returning the keys on the agreed date, leaving the property clean, and providing a forwarding address for the deposit return all help the end of the tenancy go smoothly.
Leaving before the tenancy has ended
Leaving the property before the notice period has run its course, or without reaching an agreement with the landlord, generally leaves the tenancy legally in place. Rent remains payable until the tenancy is properly brought to an end, and any arrears can affect references for future tenancies and your credit history. Where the reason for leaving relates to disrepair, harassment, or safety concerns, free guidance is available from Citizens Advice, Shelter, or a housing solicitor.
A considered approach to the decision
Taking time to understand the type of tenancy you hold, giving notice in the correct way, and keeping the landlord informed throughout all help the move on to a new home go well. If you’re looking for more clarity on ending a tenancy or need assistance with your next rental, get in touch with your local Ellis & Co branch today.
