If your tenant wants to leave — What landlords need to know

When a tenant decides to leave, the process is usually straightforward — provided the correct notice is given, the checkout is properly documented, and the deposit is handled within the legal timeframes. This guide covers everything England landlords need to know when a tenant initiates the end of a tenancy. Reviewed March 2026.

What the rule is

A tenant wishing to end a periodic tenancy must give a notice to quit in writing. The minimum statutory notice period for a tenant is one month for a monthly periodic tenancy (or four weeks for a weekly tenancy). The notice must:

• Be in writing
• State the address of the property
• State the date the tenancy is to end
• End on the last day of a rental period (or the first day of a new period, depending on how the tenancy agreement is worded — check the agreement)

There is no prescribed form for a tenant’s notice to quit — a written letter or email is sufficient.

When it applies

These rules apply to all assured shorthold tenancies (ASTs) in England where the tenancy is periodic. If the tenancy is still in a fixed term, tenants generally cannot leave without the landlord’s agreement unless a break clause allows it.

From 1 May 2026, under the Renters’ Rights Act, all tenancies become periodic. Fixed terms can no longer be created. Tenants retain the right to give one month’s notice at any point.

What landlords must do

Acknowledge the notice in writing. Confirm you have received the tenant’s notice and the agreed-last tenancy date. This prevents misunderstandings and is useful evidence if the tenant later claims they did not serve a valid notice.

Arrange checkout. Schedule a checkout inspection for the last day of the tenancy or as close to it as possible. Use your move-in inventory as the benchmark. Take dated photographs of all rooms, fixtures, and fittings.

Handle the deposit. Once the tenant has vacated and returned keys, compare the check-in and checkout reports. You must either:

• Return the full deposit within 10 days of reaching agreement with the tenant, or
• Notify the tenant in writing of any proposed deductions and allow them to respond

If the tenant disputes your deductions, the tenancy deposit scheme’s Alternative Dispute Resolution (ADR) process is the correct route.

Re-market the property. You are not obligated to re-let, but if a tenant leaves early and you do re-let, their rental liability typically ends when a new tenant moves in.

What evidence to keep

• The tenant’s written notice to quit (email or letter)
• Your written acknowledgement of the notice
• Move-in and move-out inventory reports (signed where possible)
• Dated checkout photographs
• Rent account statement confirming the final payment
• Records of keys returned (date and number of sets)
• Deposit scheme correspondence and any ADR decision

Common mistakes

Accepting verbal notice. A verbal statement that a tenant is “thinking of leaving” is not a valid notice to quit. Always require written notice and confirm it in writing yourself.

Getting the notice period wrong. A monthly tenant cannot give 14 days’ notice and expect to end the tenancy in two weeks. The one-month minimum must run from the next rent day.

Skipping the checkout report. Without a documented check-in and checkout comparison, deposit deduction claims are very difficult to win at adjudication.

Returning the deposit too quickly. Do not return the deposit before you have completed a full checkout inspection — once returned, it is very difficult to claim deductions.

Confusing surrender with abandonment. If a tenant hands back keys, this is only a surrender if you accept it. Accepting keys (and especially re-letting) constitutes acceptance of surrender and ends the tenancy from that date, regardless of what rent may still be owed.

What about joint tenants?

If there are multiple tenants on one agreement, any one of them can serve a notice to quit that ends the tenancy for all parties. You cannot serve notice on one joint tenant while keeping the others in occupation under the same agreement. If one tenant wants to leave and the others want to stay, the correct approach is to end the existing tenancy and create a new one with the remaining tenants.

FAQ

Can a tenant leave before the end of the notice period? Technically, if a tenant leaves before the notice period expires, they remain liable for rent until the notice period ends, unless you agree to an early surrender in writing. Re-letting the property before the notice expires typically ends this liability.

What if the tenant abandons the property without giving notice? If a tenant stops paying rent, removes their belongings, and cannot be contacted, this may be abandonment. However, landlords must be very careful — do not assume abandonment and change the locks without proper evidence and ideally legal advice. A possession order may still be required.

Do I have to accept the tenant’s chosen end date? You can agree to an alternative date if it is mutually convenient. Document any agreed change in writing. You cannot force the tenant to stay beyond their notice period, but you can negotiate.

What if the tenant leaves the property in a poor condition? Document everything with photographs, obtain repair quotes or invoices, and make deductions from the deposit via the scheme’s process. Deductions must be reasonable and evidence-based — betterment (improving beyond the original standard) is not allowed.