Minimum notice periods in residential lettings in England changed significantly on 1 May 2026 when the Renters' Rights Act 2025 came into force. Section 21 is abolished. Notice periods for Section 8 grounds are now the only statutory mechanism for ending a tenancy without the tenant's consent. Getting notice periods wrong is one of the most common reasons possession claims are struck out by the County Court — this guide covers every notice a landlord may need to serve in 2026.
Quick-reference notice period table — Section 8 grounds
- Ground 1 (landlord occupation) — 2 months' notice
- Ground 1A (landlord intends to sell) — 2 months' notice; 6-month moratorium applies
- Ground 6A (building safety remediation order) — 4 weeks' notice
- Ground 7 (death of tenant / inherited tenancy) — 2 months' notice
- Ground 7A (ASB conviction or ASBO) — 4 weeks' notice
- Ground 7B (no right to rent) — 4 weeks' notice
- Ground 8 (mandatory rent arrears 2+ months) — 4 weeks' notice
- Ground 8A (persistent arrears 3+ months on 3 occasions) — 4 weeks' notice
- Ground 10 (rent arrears, any amount) — 4 weeks' notice
- Ground 11 (persistent delay in paying rent) — 4 weeks' notice
- Ground 12 (breach of tenancy) — 4 weeks' notice
- Ground 13 (deterioration of property) — 4 weeks' notice
- Ground 14 (nuisance or annoyance) — notice valid immediately
- Ground 15 (deterioration of furniture) — 4 weeks' notice
- Ground 17 (misrepresentation) — 4 weeks' notice
Rent increase notice — Section 13 (Form 4A)
- Monthly tenancy: at least one month's notice
- Quarterly tenancy: at least one quarter's notice
- Annual tenancy: at least 6 months' notice
- The new rent takes effect from the first payment date after the notice expires, not from the date of service
- Contractual rent-review clauses in a Periodic Assured Tenancy are unenforceable — Section 13 is the only route
- A tenant may challenge the proposed new rent at the First-tier Tribunal (Residential Property) within the notice period
Property access notice — 24-hour minimum
- Routine inspection or repair: minimum 24 hours' written notice; visit at a reasonable time
- Emergency access: immediate entry lawful for genuinely urgent works (burst pipe, gas leak) but not minor repairs
- Email notice: acceptable if the tenancy agreement permits email communication
- Repeated unannounced entry: can constitute harassment — civil penalties apply
Information Sheet — serving deadline
The RRA 2025 Information Sheet must be served on every named tenant. The deadline for existing tenancies was 31 May 2026. For new tenancies from 1 May 2026, the Information Sheet must be served at or before the tenancy start. Failure to serve prevents reliance on Grounds 1 and 1A.
How to calculate notice expiry
- Day 1 is the day after service (not the date of service itself)
- 4-week notice served 27 May 2026: expires 24 June 2026
- 2-month notice served 27 May 2026: expires 27 July 2026
- Keep proof of service: witness statement, recorded post receipt, or email with read receipt
- Do not start possession proceedings until the notice period has fully expired
Sources
This guide is accurate as at 27 May 2026. It is provided for information purposes only and does not constitute legal advice.