From 1 May 2026, all new private residential tenancies in England are Periodic Assured Tenancies (PATs) under the Renters' Rights Act 2025. There is no longer a 'natural expiry date'. This guide explains how a PAT can end, the notice requirements, and the key timescales for landlords and tenants.
The four ways a Periodic Assured Tenancy can end
- Tenant serves notice: The tenant gives the landlord at least 2 months' written notice, expiring at the end of a rental period
- Voluntary surrender: Landlord and tenant agree to end the tenancy early, the tenant vacates, and keys are returned
- Landlord obtains a court possession order: The landlord serves a Section 8 notice and obtains a court order if the tenant does not vacate voluntarily
- Tenant abandons: The tenant leaves without notice — the landlord must follow a statutory procedure before re-letting
Tenant notice — key rules
- Minimum 2 months' notice: Statutory minimum under the RRA 2025 — a shorter clause in the tenancy agreement is unenforceable
- Written notice required: An email or letter is sufficient. No prescribed form is required
- Notice must expire at end of rental period: For a monthly periodic tenancy, the notice must expire on the last day of the final rental period
- Landlord cannot refuse valid notice: If the tenant serves valid notice and vacates, the tenancy ends on the notice date
Voluntary surrender — practical steps
- Agree the surrender date: Both parties must agree the date the tenancy ends and the tenant vacates
- Document the surrender in writing: Draw up a brief written surrender agreement confirming the surrender date and deposit position
- Tenant vacates and returns keys: Surrender only takes effect when the tenant actually vacates
- No court order required: If the surrender is genuine and the tenant has vacated, no court order is needed
Key timescales at a glance
| Method | Minimum notice / timescale | Court order required? |
|---|---|---|
| Tenant notice | 2 months (minimum, from tenant) | No |
| Voluntary surrender | By agreement | No |
| Ground 1A (sale) | 2 months (from landlord) | Yes, if tenant does not vacate |
| Ground 8 (rent arrears) | 4 weeks (from landlord) | Yes, if tenant does not vacate |
| Ground 8A (persistent arrears) | 4 weeks (from landlord) | Yes, if tenant does not vacate |
| Ground 14 (ASB) | Immediate (from landlord) | Yes, if tenant does not vacate |
| Ground 4A (student tenancy) | 2 months (from landlord, within window) | Yes, if tenant does not vacate |
Use the correct paperwork from day one
All PATs must use an RRA 2025-compliant Periodic Assured Tenancy Agreement. LetSafe UK's PAT Agreement includes correct notice provisions, Section 13 rent review mechanics, pet request procedure, and all prescribed information obligations.