Calculate a tenancy notice date

Tenancy notice periods in England - current rules

Tenancy notice periods in England depend on the type of tenancy, the reason for notice, and the agreement between the parties. The key distinction is between landlord notice (typically Section 21 or Section 8) and tenant notice. This calculator uses a simple calendar-month model for general planning - it is not a substitute for checking the specific notice requirements that apply to your tenancy.

Section 21 - no-fault eviction

Section 21 of the Housing Act 1988 allows a landlord to seek possession of an Assured Shorthold Tenancy without stating a reason. The landlord must give at least 2 months' notice using Form 6A. Section 21 cannot be used in the first 4 months of a tenancy. For Section 21 to be valid, the landlord must have: protected the deposit in a government-approved scheme, provided a valid Energy Performance Certificate, provided a gas safety certificate, and given the tenant the 'How to Rent' guide. The Renters' Rights Bill is expected to abolish Section 21 when enacted - check current rules before relying on this.

Tenant notice to end a tenancy

A tenant in a periodic Assured Shorthold Tenancy must give notice equivalent to at least one rental period, or 28 days (whichever is longer). For monthly tenancies, this means at least one month's notice. For weekly tenancies, at least one week's notice. The notice must be in writing. For fixed-term tenancies, the tenant is generally bound until the end of the fixed term unless the contract allows early termination or the landlord agrees.

Section 8 - landlord notice with grounds

Section 8 notice is used when a landlord has specific grounds for possession, such as rent arrears or breach of tenancy. The notice period varies depending on the ground - some grounds require 2 weeks' notice, others require 2 months. Ground 8 (rent arrears) is one of the most commonly used Section 8 grounds and requires at least 4 weeks' notice if at least 2 months' rent is unpaid.

Expiring on a weekend or bank holiday

Tenancy agreements and court procedural rules treat non-working days differently. In many cases, if the last day of a valid notice period falls on a weekend or bank holiday, the notice is considered served on the next working day. However, this varies by agreement. Check your tenancy agreement and, if in doubt, seek advice before serving notice.