Ending a Tenancy UK: Notices, Forms & Letters Guide

What this document is

Ending a residential tenancy means bringing the contractual right to occupy a property to a formal close. In England and Wales, most private rentals are assured shorthold tenancies (ASTs), and these can only be ended in specific ways set out in the Housing Act 1988.

A landlord cannot simply ask a tenant to leave and change the locks. They must serve the correct written notice, wait out the notice period, and if the tenant does not leave voluntarily, apply to the county court for a possession order.

Tenants, on the other hand, generally have more flexibility, but still need to follow the rules in their tenancy agreement and give proper written notice. The right route depends on the type of tenancy, whether the fixed term has ended, whether the tenant is in breach, and what the agreement itself says.

Getting the notice wrong is the single most common reason possession claims fail, so the paperwork matters as much as the reason for wanting to end the tenancy.

How to use this document

1. Identify the type of tenancy you have. Before choosing any form, work out whether the agreement is an assured shorthold tenancy, an assured tenancy, a common law tenancy, or something else. The type dictates which statutory route is available. Check the written agreement, the start date, and whether the fixed term has expired or the tenancy has rolled into a periodic one.
2. Decide on your grounds for ending the tenancy. A landlord who simply wants the property back at the end of a term will usually use a Section 21 notice, which does not require a reason. If the tenant has breached the agreement, for example through rent arrears or antisocial behaviour, a Section 8 notice citing specific grounds may be more appropriate. The choice affects timing and evidence.
3. Prepare the correct notice using the prescribed form. Section 21 notices in England must be served on Form 6A, and Section 8 notices must use the prescribed form listing the grounds relied on. Fill in dates carefully, include the full property address, and make sure any pre-conditions (such as protecting the deposit and providing the EPC, gas safety certificate and How to Rent guide) have been met.
4. Serve the notice properly and keep evidence. Service usually means delivering the notice by hand, posting it, or using a method permitted by the tenancy agreement. Keep a dated copy, a certificate of service if possible, and proof of postage. If the matter goes to court, the judge will want to see exactly what was served, when, and how.
5. Apply to court if the tenant does not leave. Once the notice period has expired and the tenant remains in occupation, the landlord can issue possession proceedings. The accelerated procedure is often available for Section 21 cases without rent arrears claims. For Section 8, a standard possession claim is used. Only a court-appointed bailiff or High Court enforcement officer can lawfully evict.

Common questions