Renters' Rights Act notice period: how much notice landlords and tenants must give
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The Renters' Rights Act notice period depends on who is ending the tenancy and why. Since 1 May 2026, section 21 "no-fault" notices have ended in England's private rented sector, so landlords must use a section 8 ground, and each ground has its own notice period, from no notice period at all for serious antisocial behaviour up to 4 months for grounds such as moving in or selling [1][2]. Tenants must give 2 months' notice, and it must usually end on a rent day or the day before [2][3].
Section 21 abolished: what replaced it?
The government roadmap says that from 1 May 2026 most new and existing private tenancies became assured periodic tenancies, and tenants can stay until they end the tenancy or a landlord serves a valid section 8 notice [2]. The same roadmap confirms the commencement regulations abolished section 21 "no fault" evictions and introduced new and revised section 8 grounds [2].
So the question "how much notice does a landlord have to give?" no longer has one answer. It depends on the ground. For what happened to a section 21 notice served before 1 May 2026, and how to serve a section 8 notice now, see section 21 abolished.
Renters' Rights Act notice period for landlords: the main section 8 grounds
These notice periods come from the government's grounds for possession guidance [1]. The notice period is the time you must give before you can apply to court for a possession order.
| Ground | Reason | Notice before applying to court |
|---|---|---|
| 1 | You or a close family member want to move in | 4 months; can't expire within the first 12 months of a new tenancy [1] |
| 1A | You intend to sell | 4 months; can't expire within the first 12 months [1] |
| 2 | Sale by mortgage lender | 4 months [1] |
| 4A | Student lets needed for new students (1 June to 30 September) | 4 months, with prior notice [1] |
| 6 | Redevelopment | 4 months [1] |
| 6B | Compliance with enforcement action | 4 months [1] |
| 7 | Death of a tenant (in set circumstances) | 2 months [1] |
| 7A | Severe antisocial or criminal behaviour | No notice period; you can apply straight away, but the court can't make an order for 14 days from notice [1] |
| 7B | No right to rent (after Home Office notice) | 2 weeks [1] |
| 8 | Rent arrears of at least 3 months (monthly rent) or 13 weeks (weekly or fortnightly) | 4 weeks [1] |
| 9 | Suitable alternative accommodation | 2 months [1] |
| 10 | Any rent arrears (discretionary) | 4 weeks [1] |
| 11 | Persistent late payment (discretionary) | 4 weeks [1] |
| 12 | Breach of tenancy (not rent) | 2 weeks [1] |
| 13 | Deterioration of the property | 2 weeks [1] |
| 14 | Antisocial behaviour | No notice period; the court can't make an order for 14 days from notice [1] |
| 14A | Domestic abuse (social landlords) | 2 weeks [1] |
| 15 | Deterioration of furniture | 2 weeks [1] |
| 17 | False statement by the tenant | 2 weeks [1] |
The guidance lists further specialist grounds (superior leases, ministers of religion, agricultural and employment-linked lets, supported and temporary accommodation) with their own periods [1]. If you're unsure which ground fits, read the full GOV.UK guidance or take advice before you serve anything.
The 12-month protected period
For ground 1 (moving in) and ground 1A (selling), you can't ask the tenant to leave within the first 12 months of a new tenancy [1]. GOV.UK says you can give notice during those 12 months, but it can't expire before the 12 months have ended, so you may need to give more than 4 months [1].
Mandatory and discretionary grounds
Some grounds are mandatory: if you prove them, the court must order possession. Others are discretionary: the court decides whether eviction is reasonable [1]. Ground 8 (serious arrears) is mandatory, but GOV.UK notes the tenant can't be evicted under it if they pay down below the threshold by the hearing, and arrears caused by Universal Credit not yet being received don't count [1]. Grounds 10 and 11 are discretionary [1].
Renters' Rights Act notice period for tenants
Tenants give two months' notice to end the tenancy and can do so at any time [2][3]. GOV.UK adds that the notice must usually end on the day rent is due or the day before [3].
On a joint tenancy, one tenant's notice usually ends the tenancy for everyone, though tenant swaps are possible if everyone agrees [3].
What if the agreement says one month?
GOV.UK's guidance for landlords answers this [3]:
- If the tenancy had a fixed term ending on or after 1 May 2026, the notice period in the agreement still applies, if it isn't more than two months.
- If the agreement covers what happens after the fixed term, a notice period usually still applies.
- If it doesn't, tenants give at least two months under the new rules.
Notices given before 1 May 2026
The government updated the information sheet guidance for landlords who gave a valid section 8 or section 21 notice before 1 May 2026 [4]. When that notice is no longer valid or the court process ends, the tenancy becomes an assured periodic tenancy and the new rules apply [4]. Check that page if you're in this position.
Why records matter more now
With section 21 gone, possession depends on proving a ground. For rent arrears, that means rent records. For ground 13 (deterioration) it means evidence of the property's condition before and after. And if a tenant raises disrepair in defence, your record of every repair request and how quickly you dealt with it carries real weight.
Gaffy doesn't serve notices or give legal advice. What it does is keep the evidence side tidy: every repair a tenant reports through their link is timestamped with photos and a status, from New to Scheduled to Done, and each property has a document vault and dated move-in and move-out photos. See what Gaffy does.
People who have just become landlords, including by inheriting a tenancy, can read the Renters' Rights Act for new landlords.
FAQs
Has section 21 been abolished?
Yes, in England's private rented sector from 1 May 2026 [2].
How much notice does a landlord have to give under the Renters' Rights Act?
It depends on the section 8 ground: 4 months to move in or sell, 4 weeks for rent arrears grounds, 2 weeks for most breach grounds, and no notice period for serious antisocial behaviour [1].
Can I evict to sell in the first year?
No. Ground 1A notice can't expire within the first 12 months of a new tenancy [1].
How much notice does a tenant have to give?
Two months, usually ending on a rent day or the day before [3].
What is the notice period for rent arrears?
4 weeks for grounds 8, 10 and 11 [1].
Does this apply in Wales?
No. These are England's rules [5].
How does Gaffy help?
Gaffy timestamps every repair request with photos, keeps a document vault for each property, flags gas safety, EICR and EPC expiry, and gives tenants a repair link that needs no app. It's £12 a month for up to 5 properties, plus £4 a month for each extra property, and the first month is free.
Sources
- GOV.UK, Grounds for possession: guidance for landlords and letting agents: https://www.gov.uk/government/publications/grounds-for-possession-guidance-for-landlords-and-letting-agents/grounds-for-possession-guidance-for-landlords-and-letting-agents
- GOV.UK, Renters' Rights Act 2025 implementation roadmap: https://www.gov.uk/government/publications/renters-rights-act-2025-implementation-roadmap/implementing-the-renters-rights-act-2025-our-roadmap-for-reforming-the-private-rented-sector
- GOV.UK campaign hub, Renting is changing: https://housinghub.campaign.gov.uk/renting-is-changing/
- GOV.UK, The Renters' Rights Act Information Sheet 2026: https://www.gov.uk/government/publications/the-renters-rights-act-information-sheet-2026
- MHCLG landlord checklist (PDF): https://housinghub.campaign.gov.uk/wp-content/uploads/sites/172/2026/04/503154_MHCLG_PRS_A4_Checklist_Web.pdf