Terminating Residential Tenancies Templates
Terminating a tenancy involves a formal legal process. Landlords must follow the correct procedures to ensure compliance and avoid unlawful eviction claims. The process varies depending on the type of tenancy and the circumstances.
Terminating Residential Tenancies Before The Renters Rights Act 2025
Before the introduction of the Renters Rights Act 2025, landlords in England could regain possession as follows:
Section 21 Notice (No Fault Eviction):
This Notice could be used when the fixed term had expired (or was due to expire), requiring landlords to give tenants at least two months' notice. As landlords were not required to prove tenant fault, this process became known as a "no fault" eviction. If tenants did not vacate by the expiry date, landlords could apply for possession using the accelerated possession procedure.
Section 8 Notice (Breach of Tenancy):
Where tenants breached the terms of the tenancy - for example, through rent arrears, or anti-social behaviour - landlords could serve a Section 8 Notice citing one or more of the specified legal grounds contained in Schedule 2 of the Housing Act 1988. The relevant notice period depended on the grounds relied upon. If the tenant failed to vacate, landlords could apply for possession through the standard possession procedure.
Changes Under The Renters Rights Act 2025
The Renters Rights Act 2025 introduces major reforms to possession procedures in England.
Under the Act landlords will no longer be able to use the route of "No Fault" evictions via Section 21. Possession must now be sought under strengthened Section 8 grounds. These will be updated in due course by the government to include:
- New mandatory grounds for possession where a landlord intends to sell;
- New rules for student lets; and
- New grounds for employment-linked tenancies.
Landlords should refer to the Section 8 Tenancy Termination Templates which contain guidance notes on the procedure, as well as template notices and covering letters to ensure compliance.
Using Section 8 to Evict an Assured Shorthold Tenant provides an extensive range of guidance, court forms and templates for landlords seeking possession through the courts.
Other Relevant Documents
Eviction Notice for Tenant With No Right to Rent is used to evict tenants who do not hold a “right to rent” under the Immigration Act 2014. Landlords are legally required to check that all occupiers have the right to rent in the UK. Failure to comply can result in civil penalties or criminal sanctions. This Notice provides formal documentation of compliance with immigration laws and supports landlords in demonstrating due diligence.
The Landlord's Notice to Quit for Common Law Tenancy should be used when ending a tenancy that falls outside the statutory framework for statutory tenancy regulations. It is particularly relevant for:
- High-rent tenancies (where annual rent exceeds £100,000);
- Non-primary residence lettings, where the property is not the tenant's only or main home.
This document ensures landlords comply with contractual and common law notice requirements when seeking possession.
In come situations, a landlord may find that a tenant has left property behind. Landlords can refer to detailed guidance on Sale of Residential Tenant’s Abandoned Goods for the correct legal procedure to deal with or dispose or abandoned goods in compliance with the Torts (Interference with Goods) Act 1977.
Ongoing Updates
We continue to review and update our Tenancy Termination documents and templates in line with the latest legal developments under the Renters Rights Act 2025. Updated documents will be made available as soon as the statutory requirements are confirmed.
Please select from the options below to access the relevant templates and guidance:
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Frequently Asked Questions
The Renters' Rights Act 2025 abolished Assured Shorthold Tenancies and Section 21 Notices when it came into force on 01 May 2026. Possession of an Assured tenancy must now be sought relying on the grounds based Section 8 Notice procedure citing the appropriate statutory ground(s) and applicable notice period. If the tenant does not vacate by the date specified in the Notice, a possession order must be obtained from the court. These templates support the Section 8 procedure.
The most commonly used rent arrears ground is Ground 8 (a mandatory ground). There must be at least 3 months' rent arrears both at the time the notice is served and at the day of the hearing. Ground 8 will not be met if the arrears are due to non-payment of Universal Credit, or the tenant has entered into a "breathing space moratorium”.
Grounds 10 ( tenant has unpaid rent of any amount) and Ground 11 ( persistent delay in paying rent) are discretionary grounds that can also be relied upon.
Yes. The Section 8 procedure includes specific grounds for possession where a landlord intends to move into the property (Ground 1) or sell it (Ground 1a). These grounds have specific eligibility requirements, notice periods and evidence requirements that must be met. Restrictions also apply on reletting after possession is obtained.
Our templates highlight the requirements for each ground.
The notice period depends on the statutory ground being used, with different grounds having different notice requirements. If the tenant does not vacate after the notice period has expired, you must apply to the county court for a possession order. If possession is granted and the tenant remains, enforcement can be carried through the court enforcement process. Landlords must not change the locks or attempt to remove a tenant themselves, as unlawful eviction is a criminal offence under the Protection from Eviction Act 1977.