From 1st May 2026 the majority of private tenancies are now assured periodic tenancies. This means that there is no fixed term (agreements instead roll on indefinitely) and tenancies cannot be ended by way of a ‘no fault’ Section 21 process.
Ending a tenancy
A tenancy contract continues until either the landlord or tenant provides notice. If you wish to leave, you need to provide two months' notice to your landlord in writing. The notice must correspond with the start date on the tenancy i.e. if you signed on the 8th of the month, you should provide the two months' notice on the 8th day of the month. This notice can be provided at any point during the tenancy, as you no longer have to wait for the end of a fixed term.
To end an assured periodic tenancy, a landlord must serve a Section 8 notice of seeking possession. This notice will need to include clear reasons (known as grounds) as to why they are looking to end the tenancy. Grounds include the non-payment of rent and antisocial behaviour, but also the landlord selling the property or intending to move back in (this also extends to a close family member). The correct form (Form 3A (external link)) needs to be used, with the correct notice period given dependent on the ground being used.
The notice period will usually be longer if the tenant is not at fault e.g. 4 months’ notice must be given when the landlord is looking to sell the property, and shorter when the tenant is at fault e.g. 4 weeks’ notice for rent arrears. Once the notice period has expired, if the tenant has not vacated the property the landlord must apply to the court for a possession order.
Before serving a notice, a landlord will need to ensure that they have complied with the rules relating to tenancy deposit protection.
Section 21 notices
If a valid Section 21 notice was served ahead of the changes on 1st May 2026 this can still be used to evict a tenant, providing the landlord starts court proceedings within the required timescales: this is up to 6 months from the notice being given to the tenant or 31st July 2026, whichever is sooner. If a landlord does not apply to the court in time, the Section 21 notice will become invalid. The tenant will instead need to be served with a Section 8 notice and the standard repossession process followed.
If you have any concerns about the eviction notice you have received, you can contact the Council’s Tenancy Relations Service for advice - Report an issue with your private rented tenancy.
Further information and support