New job.

Buying your first home.

Moving in with someone.

Looking for more space.

Whatever the reason, sooner or later most renters reach the point where it’s time to hand back the keys.

And if you’re renting privately in England, the rules around ending your tenancy changed significantly on 1 May 2026.

The biggest change is that assured tenancies are now periodic rather than having a fixed end date.

But there’s an important detail that’s easy to miss:

Not every tenant automatically has to give exactly two months’ notice.

Two months is now the standard maximum notice period a landlord can require, but if your tenancy began before 1 May 2026, an existing tenancy agreement may allow you to give less.

So before picking a moving date, here’s how the new system actually works.

What changed for tenants on 1 May 2026?

The first major tenancy reforms under the Renters’ Rights Act 2025 came into force in England on 1 May 2026.

Most existing assured shorthold tenancies automatically became assured periodic tenancies, while new assured tenancies created from that date are periodic too. (gov.uk)

That means an assured periodic tenancy rolls on, usually weekly or monthly, without a fixed end date.

If you had an existing fixed-term assured tenancy, its contractual end date no longer determines when the tenancy ends.

You don’t need to wait for an annual renewal.

And for new assured periodic tenancies, there isn’t a traditional fixed term to wait out before moving.

The tenancy continues until you end it, you and your landlord agree to end it, or your landlord legally regains possession. (gov.uk)

How much notice does a tenant have to give in 2026?

For an assured periodic tenancy, the maximum notice period a landlord can require is two months.

If your tenancy agreement doesn’t specify a notice period, you normally need to give at least two months’ notice.

But here’s the important exception.

If your tenancy started before 1 May 2026

Read your tenancy agreement.

If it contains an existing notice period, that may continue to apply.

For example, if your agreement says you only need to give one month’s notice, you may still only need to give one month.

A landlord cannot simply increase that to two months because the law changed. GOV.UK specifically says tenants with agreements dating from before 1 May 2026 may be able to give less notice depending on the terms of the existing agreement. (gov.uk)

So don’t assume.

Check your agreement first.

What if my tenancy started after 1 May 2026?

Your tenancy agreement should tell you how much notice you need to give.

A landlord can ask for a maximum of two months.

If the agreement doesn’t specify a notice period, you need to give at least two months.

You and your landlord can also agree in writing to a shorter notice period. (gov.uk)

Does my notice have to end on a particular date?

Yes.

This is the part where it’s worth getting the dates right.

Your notice must end:

on a day when your rent is due, or the day before your rent is due. (gov.uk)

Suppose your rent is due on the 15th of every month.

Your relevant notice date would normally need to end on the 14th or 15th.

If you need to give two months’ notice and send it on 3 October, simply counting forward to 3 December isn’t enough.

You need to satisfy the required notice period and choose an appropriate rent-related end date.

If you’re unsure, check your tenancy agreement and the current Government guidance before giving notice.

Does my notice have to be in writing?

Yes.

Under the new rules, tenants should give notice in writing.

That could be by:

• letter
• email
• text message

Your landlord cannot insist that you use only one particular method. (gov.uk)

Whatever method you use, keep evidence.

Save the email.

Screenshot the message.

Keep a copy of the letter and proof of delivery where appropriate.

A simple paper trail can avoid an unnecessary disagreement later about when notice was actually given.

Do I need to tell my landlord why I’m leaving?

No.

You don’t need to justify your decision to move.

You simply need to give valid notice.

That said, there’s nothing wrong with having a straightforward conversation with your landlord before or alongside the formal notice if you have a good relationship.

It can make arranging the final weeks, handing back keys and discussing the deposit easier.

But the important part legally is making sure your notice itself is valid.

Can I leave before my notice period ends?

You can physically move out earlier.

That doesn’t necessarily mean your responsibility for the rent ends on the day you leave.

You normally need to continue paying rent until the tenancy legally ends.

However, you and your landlord can agree to end the tenancy earlier or agree a shorter notice period.

Get that agreement in writing.

If your landlord agrees that the tenancy can end early, GOV.UK confirms you can move out without paying rent for the remaining original notice period. (gov.uk)

Don’t simply return the keys early and assume that ends your liability.

What if I change my mind after giving notice?

Speak to your landlord as soon as possible.

Giving notice isn’t something you can simply withdraw on your own because your plans change.

Once you’ve given notice, you can remain after the planned end date only if your landlord agrees in writing. (gov.uk)

So if your onward move falls through, deal with it quickly rather than assuming you can stay.

What happens if you’re in a joint tenancy?

This is another important point missing from a lot of simplified advice about the new rules.

If several people are named on the same assured periodic tenancy, you have a joint tenancy.

One joint tenant will usually be able to give notice that ends the whole joint tenancy, without needing the agreement of the other tenants.

That’s obviously significant if one person wants to leave but everybody else wants to stay.

If the remaining tenants want to continue living at the property, they may need to agree a new tenancy arrangement with the landlord.

There are additional consent requirements where joint tenants want to agree a shorter notice period or reverse notice that’s already been given. (gov.uk)

So with a joint tenancy, don’t treat your notice as affecting only your individual room or share without checking the position first.

How should you prepare to move out of a rented property?

Once you’ve established the correct end date, turn your attention to the handover.

Start with the inventory or check-in report you received when you moved in.

Look at the condition recorded then and compare it with the property now.

Deal with your own belongings and rubbish.

Clean the property appropriately.

Take clear photographs of the condition when you leave.

Photograph meter readings where appropriate.

Return all the keys you’ve been given, including any window, garage or outbuilding keys.

Provide a forwarding address where necessary.

And keep copies of important communications.

The aim isn’t to leave the property looking brand new.

A landlord can’t reasonably expect normal use of a home to leave no trace whatsoever.

But having good evidence of the condition when you handed it back can be extremely useful if there’s later a disagreement about the deposit.

Do tenants have to allow viewings during their notice period?

Don’t assume a landlord or letting agent has an unrestricted right to enter simply because you’ve given notice.

Your tenancy agreement may contain terms relating to access and viewings, but tenants retain the right to live in the property during their tenancy.

Where access is requested, communicate clearly and try to find reasonable arrangements that work for everyone.

If you’re unsure about your rights or obligations around access, check your tenancy agreement and seek appropriate housing advice.

What happens to your tenancy deposit when you move out?

If you paid a tenancy deposit for an assured periodic tenancy, it should be held in a Government-approved tenancy deposit protection scheme.

In England and Wales these include:

• Deposit Protection Service
• MyDeposits
• Tenancy Deposit Scheme

At the end of the tenancy, your landlord must return the deposit within 10 days of you both agreeing how much should be returned. (gov.uk)

If you disagree about a proposed deduction, the deposit remains protected while the dispute is resolved.

That’s another reason your inventory, photographs and written communications matter.

Evidence is far more useful than trying to remember exactly what a mark on the carpet looked like six months later.

Can a landlord deduct money from the deposit for normal wear and tear?

A tenancy deposit isn’t intended to give a landlord a brand-new replacement for something that has simply worn through ordinary use.

The deposit protection process considers the evidence surrounding the condition of the property and any proposed deductions.

Damage, missing items, unpaid rent or breaches of the tenancy can potentially lead to deductions.

Normal deterioration from reasonable use is different.

If you disagree with a proposed deduction, check the dispute process offered by the scheme protecting your deposit.

Does Section 21 still apply in 2026?

Not to the private assured tenancies covered by the Renters’ Rights Act reforms.

From 1 May 2026, Section 21 “no-fault” evictions were abolished for the private rented sector in England.

A landlord seeking possession now needs to rely on an applicable legal ground and follow the correct process. (gov.uk)

That is separate from you choosing to end your own tenancy, which is what this guide covers.

What if you’re leaving a rented home because you’re buying?

This is where notice dates become particularly important.

If you’re buying your first home, don’t necessarily give notice on your rental property the moment your offer is accepted.

A property purchase can still encounter delays or fall through before exchange.

Giving notice too early could leave you committed to moving out before you’re legally certain your purchase will complete.

Some buyers deliberately accept a short overlap between their rental tenancy and their new home to reduce that risk and make moving less pressured.

That costs money, of course.

But so does needing emergency accommodation because your tenancy ended before your purchase completed.

Speak to your conveyancer about the progress and certainty of your purchase before deciding when to serve notice.

Renting in Norfolk or Suffolk and need tenancy advice?

Location Location East regularly publishes information about changes affecting the wider property market because renters, landlords, buyers and homeowners often move between different parts of it.

But there’s an important distinction.

Location Location East does not currently provide lettings or property-management services.

So we don’t manage tenancies, hold tenants’ deposits or serve tenancy notices.

If you need advice about your individual tenancy, check the latest GOV.UK guidance and, where appropriate, seek specialist housing or legal advice.

Where we can help is if the reason you’re ending your tenancy is because you’re looking to buy a home.

Our core market is around Thetford and the Brecks, with our estate agency work extending more widely across Norfolk and Suffolk.

And if you’re moving from renting into your first home, understanding when to give notice is just one part of getting that transition right.

Frequently Asked Questions

How much notice do I need to give my landlord in 2026?

For assured periodic tenancies in England, a landlord cannot normally require more than two months’ notice. If your agreement doesn’t specify a notice period, you normally need to give at least two months. However, if your tenancy started before 1 May 2026, an existing contractual notice period may allow you to give less. Check your tenancy agreement. (gov.uk)

Do all tenants have to give two months’ notice after 1 May 2026?

No. Two months is the maximum a landlord can normally require under the new assured periodic tenancy rules. Some tenants, particularly those whose tenancy began before 1 May 2026, may have an existing agreement allowing a shorter period.

Can I give my landlord notice by email or text?

Yes. GOV.UK says notice must be in writing and can be given by letter, email or text. Your landlord cannot dictate which of those methods you must use. Keep a copy of what you send. (gov.uk)

Does my tenancy notice have to end on rent day?

Your notice needs to end on the day rent is due or the day before it is due. You also need to satisfy the required notice period, so check both elements when calculating your end date. (gov.uk)

Can my landlord refuse my notice?

A landlord cannot simply stop you ending an assured periodic tenancy if you’ve given valid notice. The important thing is making sure you’ve followed the correct notice period, date and written-notice requirements.

Can I give less than two months’ notice if my landlord agrees?

Yes. You and your landlord can agree in writing to a shorter notice period or an earlier end to the tenancy. Different considerations can apply to joint tenancies. (gov.uk)

Can one person end a joint tenancy?

Usually, one joint tenant can give notice that ends the whole assured periodic tenancy without the agreement of the other joint tenants. If some tenants want to remain, speak to the landlord about whether a new tenancy can be agreed. (gov.uk)

Do I have to pay rent if I move out before my notice ends?

Normally, yes. Moving your belongings out doesn’t by itself end the tenancy or your rent liability. You can stop paying earlier if the landlord agrees to end the tenancy early, and that agreement should be in writing. (gov.uk)

How quickly should I get my tenancy deposit back?

Once you and the landlord agree how much of the deposit should be returned, the landlord must return it within 10 days. If there’s a dispute, the deposit remains protected while that dispute is dealt with. (gov.uk)

When should I give notice if I’m buying my first home?

Be cautious about giving notice too early. An accepted offer doesn’t guarantee that a purchase will complete. Consider discussing the progress of your transaction with your conveyancer before committing to an end date for your rental tenancy.

Does Location Location East offer lettings or property management?

No. Location Location East doesn’t currently provide lettings or property-management services. Our tenancy articles are provided as general property information. If you’re ending a tenancy because you’re planning to buy a home, however, we can help with the buying side of your move.

Sources

GOV.UK, Renters’ Rights Act overview for tenants, explaining the private rented sector reforms applying from 1 May 2026, including periodic tenancies, tenant notice and the abolition of Section 21. (gov.uk)

GOV.UK, Assured periodic tenancies: How to end your tenancy, covering notice periods, written notice, notice dates, early agreement and changing your mind after giving notice. (gov.uk)

GOV.UK, Ending a tenancy that started before 1 May 2026, explaining how existing contractual notice periods can continue to apply and may be shorter than two months. (gov.uk)

Renters’ Rights Act 2025, Section 20, covering tenant notices to quit under assured tenancies. (legislation.gov.uk)

GOV.UK, Tenancy deposit protection, covering approved deposit schemes, deposit return and disputes. (gov.uk)

This article is for general information only and does not constitute legal advice. Tenancy rules depend on the type and circumstances of the tenancy, so check the latest Government guidance or seek appropriate specialist advice if you’re unsure.

Article by Andrew Overman | Partner | Location Location East