Notice to end a tenancy (eviction)
Before 1 May 2026 — Section 21 (no-fault)
Under the current law, landlords can serve a Section 21 notice without giving any reason. The notice must give at least 2 months' written notice. However, Section 21 notices served before 1 May 2026 must result in a court claim by 30 October 2026 or they lapse automatically.
From 1 May 2026 — Section 21 abolished
Section 21 no-fault eviction is abolished on 1 May 2026. After this date, your landlord can only evict you using a Section 8 notice citing a specific legal ground. The notice periods for Section 8 grounds vary:
- Rent arrears (2+ months): 4 weeks' notice
- Landlord or family member moving in: 2 months' notice
- Landlord selling the property: 2 months' notice
- Anti-social behaviour: immediate to 1 month depending on severity
- Persistent rent arrears: 4 weeks' notice
Importantly, from 1 May 2026, a landlord who evicts a tenant citing the "moving in" ground cannot re-let the property to someone else for at least 4 months. If they do, the tenant can claim compensation.
Notice to enter the property
Your landlord must give at least 24 hours' written notice before entering your property, and can only enter at a reasonable time of day. This is a minimum — your tenancy agreement may require more notice. Critically, notice is not the same as consent. You have a common law right to quiet enjoyment, meaning your landlord needs your agreement to enter, not just advance warning. You can reasonably decline access even with notice if the timing is genuinely inconvenient, though you should not unreasonably obstruct access for legitimate purposes like inspections or repairs.
Notice of rent increase
From 1 May 2026, rent can only increase once per year. Your landlord must serve a formal Section 13 notice giving you at least 2 months' written notice of any increase. You have the right to refer the proposed increase to the First-tier Tribunal (Property Chamber) if you believe it is above the market rate. Making a referral does not result in eviction — your landlord cannot serve a notice seeking possession as a result of you challenging a rent increase.
Any rent review clause in your tenancy agreement that allows increases more than once per year or on shorter notice is overridden by the new law from 1 May 2026.
Notice you must give to leave
From 1 May 2026, all tenancies are periodic (rolling month-to-month). To end your tenancy, you must give your landlord at least 2 months' written notice. There is no minimum period you must stay — you can give notice at any point. Check your tenancy agreement for the required format (email, recorded delivery, or hand delivery).
What if your landlord ignores proper notice procedures?
A Section 8 or Section 21 notice that does not comply with the legal requirements is invalid. If your landlord attempts to evict you without following proper procedures, or if they take illegal steps such as changing locks or removing your belongings, this is illegal eviction — a criminal offence under the Protection from Eviction Act 1977. Contact your local council, Shelter (0808 800 4444), or a solicitor immediately.