How to End Your Tenancy Properly

How you end your tenancy depends on whether it is a fixed-term or periodic tenancy. For a periodic tenancy (one that rolls on weekly or monthly after a fixed term ends, or which started as periodic), you must give at least one month's notice if you pay monthly, or one week's notice if you pay weekly. Your notice must end on the last day of a rental period — typically the day before rent is due.

For example, if rent is due on the 1st of each month and you want to leave on 30 April, you must give notice by 1 April at the latest. Notice given on 5 April would only take effect on 31 May.

Notice must be in writing. Send it by email (if the tenancy agreement permits this as valid notice) or by post, and keep proof of sending. Some agreements require notice to be sent by recorded post — check your contract.

For a fixed-term tenancy, you are generally bound to the end of the fixed term. If you leave early without the landlord's agreement, you may remain liable for rent until the term ends or a replacement tenant is found.

The check-out process directly affects whether you get your full deposit back. Before leaving:

• Clean the property thoroughly — to at least the standard it was in when you moved in (as shown by the check-in inventory).
• Repair any damage you caused (beyond fair wear and tear).
• Return all keys, fobs, and parking permits.
• Take date-stamped photographs of every room, all appliances, and any pre-existing damage.
• Ask for a check-out inspection with your landlord or agent present, and request a signed copy of any check-out report.
• Read your meter readings and notify utility providers of your move-out date.

Compare the check-out report against the original check-in inventory. Any deductions from your deposit should be based on this comparison. Landlords cannot charge for fair wear and tear — normal deterioration from reasonable use over the course of the tenancy.

Your landlord must return your deposit within 10 days of you both agreeing the amount to be returned. If there is a dispute about deductions, the deposit scheme's free Alternative Dispute Resolution (ADR) service can adjudicate. You do not need to go to court for most deposit disputes.

Common reasons landlords attempt deductions — and how to challenge them:

• Cleaning: Only fair if the property was professionally cleaned at the start (as evidenced by a receipt and the inventory). You cannot be charged for cleaning if you return the property in the same condition.
• Damage: Must be evidenced by the check-in and check-out inventories. Fair wear and tear is not chargeable.
• Rent arrears: Legitimate if you genuinely owe rent at the end of the tenancy.

Keep all communications with your landlord about the deposit in writing. If they do not return the deposit or commence the ADR process within a reasonable time, contact your deposit protection scheme directly.

You cannot normally end a fixed-term tenancy before it expires unless your agreement includes a break clause, your landlord agrees to a mutual surrender, or there are exceptional circumstances such as domestic abuse or the property being uninhabitable. A break clause must be exercised correctly — check the required notice period and method.

If you leave before the fixed term ends without a valid reason, you remain liable for rent until the end of the term or until the landlord finds a new tenant (the landlord has a duty to mitigate their loss). In practice, many landlords will agree to an early surrender if you help find a replacement tenant and cover their reasonable costs. Always get any agreement in writing.

The Renters' Rights Act 2025 fundamentally restructures notice periods and the process for ending tenancies for both landlords and tenants. Under the Act, all assured tenancies become periodic (rolling) rather than fixed-term. This affects the rules on how and when you can end your tenancy.

Tenant notice under the new periodic tenancy system

Under the reformed system, tenants can end their tenancy by giving the landlord at least two months' written notice. This is an increase from the one month's notice that applied under many periodic tenancies before the Act. Key points:

• The two-month notice must be in writing and comply with any requirements in the tenancy agreement as to method of service.
• You cannot serve a valid notice to end the tenancy in the first six months of a new tenancy — giving tenants a guaranteed minimum six-month stay.
• The notice can expire on any day of the rental period, not just the last — removing the old rule that notice had to end on a rent day.

What this means in practice

If you are on a tenancy that began or converted to the new periodic system under the Act:

1. Give at least two months' written notice. Keep a copy and proof of delivery.
2. You cannot serve notice in the first six months — plan ahead if you need flexibility after a minimum six-month term.
3. You do not need to align your notice with a rent due date — the notice can end on any day of the tenancy period.

Transitional arrangements

If your tenancy began before the Act's commencement date and is still a fixed-term agreement, the old rules may still apply until the tenancy converts to the new periodic system. Check the government's implementation guidance and, if in doubt, seek advice from Shelter or Citizens Advice to confirm which notice rules apply to you.