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How much notice to end a periodic tenancy?

By the VoxaMTD team. Last verified 31 October 2026

In many cases 4 months, GOV.UK says, though some grounds need less notice. In England a landlord needs a legal reason and must use a section 8 notice. Tenants, by contrast, can leave by giving two months' notice.

A landlord cannot use the moving-in or selling grounds within the first 12 months of a tenancy. Where rent arrears are the reason, the court only needs to grant a possession order if the tenant owes 3 months' rent. For anti-social behaviour, shorter notice applies and landlords can apply to court to begin eviction immediately.

A landlord who uses the moving-in or selling grounds also cannot market or re-let the property for 12 months afterwards, and the guide warns about relying on a ground a court would not grant. Pick the ground first, check its notice period and its evidence, then serve the notice with proof of delivery. If the tenant does not leave, you must still apply to court.

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General information, not tax or legal advice. Rules differ between England, Wales, Scotland and Northern Ireland.