How Much Notice Does a Landlord Have to Give Their Tenants?
- Aug 5
- 3 min read
Since the Renters’ Rights Act came into force, there have been various changes to tenancy notice periods and eviction processes. The new legislation is affecting how landlords manage their tenancies particularly with regards to assured periodic tenancies. In this blog, we look at notice periods and grounds for possession, so you can stay compliant.
What is the Renters’ Rights Act?
From 1 May 2026, the Renters’ Rights Act changed various tenancy rights, including the removal of Section 21 ‘no-fault’ evictions. Landlords must now have valid ‘grounds for possession’, including the provision of evidence. However, you can still legally evict someone for various reasons, including if you need to sell or move into the property.
As a landlord, you can now only increase rent once a year within market prices and not within the first 12 months of a new tenancy. Also, a tenant can challenge you if you attempt a rental increase above the current market rates. You cannot accept or encourage rent offers above advertised rents. Tenants cannot be refused a rental property if they are on benefits or have children. You must also consider tenants’ requests to keep pets or give a valid reason for refusal.
The Act has changed most assured shorthold fixed-term tenancies to become assured periodic tenancies. If you want to evict someone with an assured periodic tenancy, you will need to give them a Section 8 notice.
An assured periodic tenancy applies when all of the following apply:
You’re not living in the property;
Your tenant(s) have their own room, including shared bathroom or kitchen facilities;
The property is your tenant’s main accommodation.
A tenancy cannot be an assured periodic tenancy if the following applies:
You’re either living in the property or it’s a holiday let
The property is purpose-built accommodation for students
The property has a business tenancy or it’s licensed premises
High rents over £100k per year
Low rents below £250 per year
Every tenant must have a tenancy agreement. For all new tenancies since 1 May, landlords are required to give specific written information in relation to a tenancy. The penalty for not providing this information is up to a £7,000 fine. For more guidance, see the Gov.uk website or speak to an experienced property solicitor.
How much notice do you legally have to give a tenant?
For landlords, the standard tenancy notice period for most grounds is now 4 months. However, there are shorter notice periods for certain circumstances, such as serious rent arrears and antisocial behaviour. You can also evict students refusing to leave houses of multiple occupancy (HMOs) after the academic year has ended. Landlords must also provide 2 months' notice for rent increases using Form 4A and rent can only increase annually.
A tenant must give landlords 2 months’ notice in writing from when their rent is due, if they wish to end an assured periodic tenancy. However, you and your tenant can agree a shorter notice period, if it’s mutually suitable for both parties.
It’s important that landlords use the correct form for notices and provide evidence of legally valid grounds for an eviction. If a notice is invalid, then possession can be delayed or possibly dismissed by the Courts. It’s also worth noting that even after valid notice has been given, tenants may not be required to leave immediately. In some cases, involvement by the Courts may follow if tenants do not respond to the notice.
If you are a landlord who believes your tenant’s behaviour is a breach of their tenancy agreement, contact your dispute resolution solicitor immediately. You will be required to provide suitable evidence for grounds of possession. Document every interaction with your tenant in case this is needed for a Court hearing. Always keep communications calm and professional to avoid escalation of a tenancy dispute.
For more guidance, please read our previous blog, Landlord and Tenant Rights and How to Handle Tenant Disputes.
Trusted Solicitor for Tenancy Issues
As a landlord, it’s important that you fully understand your responsibilities under the Renters’ Rights Act before trying to resolve a tenancy dispute. Always speak to an dispute resolution solicitor with property law and tenancy expertise to avoid escalating matters.
At Salusbury Harding & Barlow, we regularly advise landlords on how to handle tenant disputes. Our property solicitors provide sympathetic and expert advice to help residential landlords navigate and resolve tenancy issues. Whether you have one rental property, an HMO or a portfolio of multiple lets, we will explain how the latest legislative changes affect you.
If you’re a landlord and need tenancy dispute advice, please get in touch. Email: andrewwhitfield@shbsolicitors.co.uk to arrange a face-to-face or telephone appointment.
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