How tenants can end a fixed-term tenancy

You can't end a fixed-term tenancy early unless your landlord agrees or there's a break clause in your agreement.

Ways to end a fixed-term tenancy

If you are a private tenant, your tenancy agreement or contract is usually set for a fixed term such as 12 or 18 months. You continue to be a fixed term tenant if you sign another tenancy agreement for a further fixed term.

You can only end a fixed term tenancy agreement early if it contains a break clause or your landlord agrees you can leave ('surrender the tenancy').

You can usually leave on or before the fixed term end without giving notice, but there are exceptions. You are usually liable for the rent until the fixed term ends.

If you don't sign a new tenancy agreement, your tenancy continues as a periodic tenancy (one that rolls from week to week or month to month). You must give notice to end a periodic tenancy.

Ending the tenancy before the fixed term expires

Using a break clause to end your tenancy early

A break clause allows you to end the tenancy before the end of the fixed term.

If your tenancy agreement contains a break clause, it will say:

  • when the break clause applies (such as 6 months after the tenancy starts)
  • how much notice you have to give

You don't need your landlord's permission to use a break clause.

You must give notice in writing. Deliver your letter by hand (ask for a receipt) or post it using recorded delivery.

You can only use email to give notice if your agreement says you can.

Surrendering the tenancy

You can only surrender your tenancy if your landlord agrees you can leave your tenancy early. Your landlord may be more willing to accept a surrender of your tenancy if you can find a replacement tenant to move in.

Ask your landlord to confirm your agreed leaving date in writing. This will help avoid misunderstandings and problems later.

Your landlord can deduct money for unpaid rent from your tenancy deposit, so it's important you can prove when your tenancy ended.

Leaving on the last day of the fixed term

A fixed term tenancy usually ends automatically if you leave by the last day of a fixed term contract. 

It’s a good idea to let your landlord know you intend to leave. It can help avoid problems with references or deductions from your tenancy deposit.

Check if you need to give notice to leave 

Your tenancy agreement may say you must tell your landlord if you intend to leave on the last day and when to say you're leaving. If you don't do this, your landlord might be able to claim money from you for breaking a term of your contract.

With some fixed term tenancy agreements, your tenancy becomes a contractual periodic tenancy when the fixed term ends. 

Your tenancy agreement may say something like: 'this contract is for a fixed term of 12 months and thereafter your tenancy will continue as a contractual periodic tenancy'.

To end a contractual periodic tenancy, you must give your landlord a valid notice to quit after the fixed term expires. Your contract may include a term setting out how much notice you need to give.

Ending a joint tenancy

You're a joint tenant if there's more than one tenant named in the tenancy agreement.

You can only end a fixed term tenancy early if all the joint tenants:

  • decide to use a break clause and give the required notice
  • get the landlord's agreement to surrender the tenancy

The tenancy ends on the last day of the fixed term if all the joint tenants leave on or before this date. The tenancy continues for everyone if any of the joint tenants stay on without signing a new contract.

After the fixed term expires, any one of the joint tenants can give notice to end the joint tenancy. This ends the tenancy for all the joint tenants.

Housing rights if your relationship ends

Get advice about your housing rights when a relationship ends:

Citizens Advice: what happens to your home when you separate

If you leave without giving notice

Your tenancy doesn't end just because you leave the property.  

It's called 'abandonment' or 'abandoning your tenancy' if you leave without ending your tenancy properly.

Abandonment could include:

  • posting the keys through the letterbox
  • leaving and not going back
  • just telling the landlord that you're leaving

It's not abandonment if you get your landlord’s agreement to end your tenancy early.

You will owe rent until you end your tenancy correctly or your landlord re-lets the property.

Your landlord can deduct money from your tenancy deposit or apply for a court order to make you pay what you owe.

If you've abandoned a tenancy or have rent arrears it can be harder to find a new home.

Still need help?

Contact a Shelter adviser online or by phone.

Last updated 22 May 2018 | © Shelter

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