Tenant notice periods under the Renters' Rights Act from 1 May 2026

This guide explains how much notice a tenant must give to end a private rented tenancy in England and Wales under the Renters’ Rights Act changes which is now in force from 1 May 2026, and the practical steps to give valid notice. These changes apply to most private rented homes let on an assured or (formerly) assured shorthold basis. Does not usually apply to social housing, resident landlords/lodgers, or many forms of student accommodation.

Quick summary

• On 1 May 2026, most private tenancies became (or must be granted as) assured periodic tenancies (rolling, with no fixed end date)
• A tenant can usually end an assured periodic tenancy by giving the landlord at least two months’ written notice
• Notice should be given so that it ends on the last day of a rental period (for example, the day before your rent is normally due)
• Landlords can no longer use Section 21 (“no-fault”) notices after the change; they must use the Section 8 process if they want possession

Key definitions

• Assured periodic tenancy: A tenancy that rolls on from period to period (commonly monthly). There is no fixed end date
• Rental period: The repeating period your rent covers (for example, 1st to last day of the month if rent is due on the 1st)
• Tenant notice/notice to quit: The written notice you give to end the tenancy. If it is valid, the tenancy will end on the date in the notice
• Joint tenancy: Where two or more tenants rent together under one agreement. Ending the tenancy can have extra steps (see below)

How much notice must a tenant give?

The standard position is that a tenant can end an assured periodic tenancy by giving the landlord at least two months’ written notice. A landlord can agree to let the tenant leave earlier (often called a surrender), but a tenant should get that agreement in writing.

A tenant’s notice should usually be timed so that it ends on the last day of a rental period. In practice, this often means on the day before the rent is normally due.

• Example (rent due on the 1st): If rent is due on 1 June, the rental period is typically 1 June to 30 June. A notice ending the tenancy would usually end on 30 June
• Example (rent due on the 15th): If rent is due on 15 June, the rental period is typically 15 June to 14 July. A notice ending the tenancy would usually end on 14 July
• Example (weekly rent due on a Friday): The notice would usually end on the Thursday at the end of a weekly period

Step by step for tenants: How to give valid notice

• Write the notice
  Keep it simple: state you are giving notice to end the tenancy, give the property address, and specify the end date
• Give it in writing
  Email can work if you can show it was received, but consider also sending a hard copy. Keep a copy of what you sent
• Serve it to the right person/address
  Use the landlord’s (or agent’s) contact details given for notices and other formal communications
• Keep proof
  Save emails, screenshots, read receipts (if available), and postage/recorded delivery evidence
• Pay rent up to the end date
  You usually remain liable for rent until the tenancy legally ends, unless the landlord agrees otherwise in writing
• Confirm move-out arrangements
  Agree key return, check-out inspection, meter readings and deposit return process

Common tricky situations

Less notice period in a tenancy from before 1 May 2026

If a tenancy from before 1 May 2026 allows for the tenant to give less than two months’ notice to end it, then that shorter notice period will also be valid after 1 May 2026. This is based on the maximum period the landlord can ask for is two months’, but the Renters’ Rights Act allows for less notice by agreement and does not state that a previously agreed notice period of less than two months should be changed after 1 May.

It is possible this point might be challenged in the courts but mydeposits position is that landlords should check their current tenancies carefully and if the tenancy allows a tenant to give less than two months’ notice either in line with a break clause or at the end of the tenancy then notwithstanding all tenancies becoming periodic from 1 May 2026, the landlord should allow the tenant to give the notice as set out in the tenancy agreement agreed before 1 May 2026.

This is important to mydeposits because we see deposit disputes over rent payable at the end of a tenancy if incorrect notice is given by tenants.

Joint tenancies (tenants renting together)

If tenants have a joint tenancy, the safest approach is for all tenants to sign the notice (or to send a joint email clearly on behalf of everyone). In some situations, a notice from one joint tenant can end the tenancy for everyone, so take care and consider getting independent advice before serving notice if not everyone agrees. If one tenant gives notice to end the tenancy this does technically end the tenancy so if other tenants wish to stay in the property they should discuss the position with their landlord.

Can a tenant withdraw their notice once they’ve given it?

In practice, once a tenant has served a valid notice, the tenant should assume the tenancy will end on the date given unless the landlord agrees in writing that the tenant can withdraw it (or the parties agree a new tenancy). If circumstances change, a tenant should contact their landlord immediately and keep a written record or any agreements.

Why might a landlord say the notice is invalid?

Common problems include:

• giving less than two months
• choosing an end date that does not match the end of a rental period
• not being able to prove it was served

If there’s any doubt, it is usually best for a tenant to serve a corrected notice as soon as possible, or ask the landlord to agree an earlier end date in writing.

What changed on 1 May 2026 (and why it affects notice)

• Fixed terms fall away: if an old agreement had an end date after 1 May 2026, that end date no longer ends the tenancy by itself. The tenancy continues until the tenant gives valid notice, tenant and the landlord agree to end it, or a court ends it
• Most existing ASTs convert automatically: most assured shorthold tenancies become assured periodic tenancies on 1 May 2026
• Landlord “no-fault” eviction ends: after the change, landlords cannot serve new Section 21 notices. (There are limited transitional rules for Section 21 notices served before 1 May 2026)

What can a landlord do if they want the tenant to leave?

From 1 May 2026, landlords generally need to use the Section 8 process and rely on a legal ground to seek possession. Notice periods and requirements depend on the ground being used, and a landlord may need a court order to make the tenant leave.