How to End Your Tenancy

I’m in a fixed-term tenancy, why do I need to give notice?

The Renters' Rights Act 2025 has changed housing law. From 1 May 2026:

• Your fixed-term contract automatically became periodic (rolling)
• The original end date will no longer be valid
• You (or your landlord) must give notice to end the tenancy

Who does this affect?

✅ Affected:

• Students renting privately, either living alone or sharing
• Shared houses, flats, studios, private halls

❌ Not affected:

• Students living in university-owned accommodation

But I heard that PBSAs (private halls) would be exempt from the changes?

That is correct, ultimately PBSAs will be exempt.

✔️ In the future:

PBSAs (private halls) can be exempt if:

• They follow a National Accommodation Code
• The property is rented to a student

⚠️ But right now:

• Existing tenancies are NOT exempt
• On 1 May, your tenancy has still become rolling
• It can only end if you or your landlord gives notice

Can't my landlord end the tenancy? 🤔

Before 1 May:

Landlords can use a Section 21 eviction notice to end a tenancy at the end of the fixed term. If they served that notice before the law changed, it remains valid afterwards. 

After 1 May:

If you are:

• Living alone
• Sharing a property with 1-2 bedrooms
• Living with a non-student

➡️ Your landlord cannot easily end the tenancy
➡️ You must remember to give notice yourself

If you are:

• In a shared house (3+ bedrooms)
• In private halls (PBSA)

➡️ Landlord can use a Section 4A student eviction notice to evict you between 1 June - 30 September 
➡️ For this year: only 2 months’ notice needed

How do I give notice?

You must:

• Give at least 2 months’ notice
• End the tenancy on the last day or first day of a tenancy period (see examples below to help you)
• Put your notice in writing

Check your tenancy agreement to see when your notice will be considered to be 'served' and whether it disallows any methods like texting.

Texts and emails may be considered served on the same day if they were sent before 5 pm. If you're posting, it is counted as 'served' 2 business days later. For example, if you post in on 1 May it will be served on 6 May due to the bank holiday weekend. 

Visit Shelter for more advice on how to serve notice.

What should I put in my notice?

Shelter has written a template letter that you can use. Follow this link to download it as a Word document.

🧮 Examples: How to Calculate the End Date

Your tenancy period depends on how you pay rent:

• Monthly rent: based on your rent payment date
• Instalments: based on your tenancy start date

Example 1: Instalments

You paid rent in three instalments over the year. Your tenancy began on 20 September.

• Use the date your tenancy started: 20 September
• Period runs: 20th → 19th of each month

📌 If you give notice on 1 May:

• Must allow 2 months → tenancy can't end before 1 July
• Period ends on 19 July

➡️ End date: 19 July

Example 2: Rent in middle of each month

You have paid rent monthly, on the 15th of each month.

• Use the date your rent is due: 15th
• Period runs: 15th → 14th of each month

📌 Notice on 13 May:

• Must allow 2 months → tenancy can't end before 13 July
• Period ends on 14 July

➡️ End date: 14 July

Example 3: Rent on 1st

You have paid rent monthly, on the 1st of each month.

• Use the date your rent is due: 1st
• Period runs: 1st → last day of each month

📌 Notice on 6 May:

• Must allow 2 months → tenancy can't end before 6 July
• Period ends on 31 July

➡️ End date: 31 July

Example 4: Posting notice

You have paid rent monthly, on the 4th of each month. You decide to send notice by post.​

• Use the date your rent is due:4th
• Period runs: 4th → 3rd day of each month

📌 Posted on Friday 1 May

• Served: Wednesday 6 May (bank holiday delay)
• Must allow 2 months → tenancy can't end before 6 July
• Period ends on 3 August

➡️ End date: 3 August

💡 In this scenario, serving notice by email or text would have saved you a month's rent!