Landlord notices that can end a tenancy (and how much notice you must get.)

By Sanjay Joy. Published on 20/08/2025.

If you’re renting and your landlord gives notice, it’s crucial to understand what kind of notice it is and the timeframe attached. Below are the main termination notices a residential landlord can give, the notice periods, and what we at Pride Property recommend you do next.

Big picture (as at 30 January 2025):

• Landlords can again end a periodic tenancy with 90 days’ notice without giving a reason (no-cause).
• For certain specific reasons, the notice can be 42 days.
• Tenants can end a periodic tenancy with 21 days’ notice at any time (including during a landlord’s notice period). Tenancy Services

Periodic tenancies — notices a landlord can give

1) 90-day no-cause notice
A landlord may end a periodic tenancy by giving at least 90 days’ written notice.

2) 42-day notice (specific grounds only)
A shorter 42-day notice can be used only if one of these applies (and it must be stated in the notice):

• Owner or a close family member will move in as their main home within 90 days of the tenancy ending and stay at least 90 days.

• The property is needed for a landlord’s employee/contractor.

• The property has been sold under an unconditional agreement requiring vacant possession.

3) Serious misconduct — 14-day termination for physical assault
If the tenant physically assaults the landlord/owner/agent (or their family) and Police have filed a charge, the landlord may give at least 14 days’ written termination notice in the prescribed form, with qualifying evidence. This is not a direct termination notice; it’s via Tribunal.

4) Anti-social behaviour or persistent arrears — by Tribunal order
If, on 3 occasions within 90 days, the tenant is anti-social/unacceptable or 5+ working days in arrears, the landlord can apply to the Tenancy Tribunal to end the tenancy (after issuing the required incident/arrears notices each time). This is not a direct termination notice; it’s via Tribunal.

Fixed-term tenancies — ending at the end date

Either party can end a fixed-term at its end date by giving notice between 90 and 21 days before the end — no specific reason required (existing fixed terms had transition rules). If no one gives effective notice (or you agree otherwise), the tenancy rolls into a periodic tenancy.

What you should do if you get a notice

1. Start house-hunting immediately. Don’t wait until close to the end date. Availability can tighten quickly, and you’ll want time to view, apply, and plan your move. (That’s our strong Pride Property tip.)

2. You can leave earlier with your own notice.
   If you’re on a periodic tenancy and receive a landlord’s notice, you may give your own 21-day notice at any time during their notice period. You must see out your 21 days or wait until the landlord’s end date — whichever comes first. (Example: if 18 days remain on the landlord’s notice when you give your 21-day notice, you’ll still finish on the landlord’s earlier end date.) Tenancy Services

3. Keep in close contact with Pride Property.
   Please keep our team updated on your plans so we can keep the landlord informed, coordinate access for viewings (if the property is being sold), and make your move as smooth as possible.

4. Check the notice carefully.
   It must be in writing, identify the tenancy address, state the end date, and be signed. If it’s a 42-day notice, it must also state the specific ground. If something looks off, talk to us. Tenancy Services

Handy reference: who gives what, and how long

• Landlord → Periodic (no cause): 90 days’ written notice.

• Landlord → Periodic (owner/family moving in; employee housing; sale with vacant possession): 42 days’ written notice stating the reason.

• Landlord → Serious assault (any tenancy): 14 days’ termination notice.

• Landlord → Anti-social/persistent arrears: Apply to the Tribunal after prescribed notices (not a direct termination notice).

• Either party → Fixed-term at end date: Give notice 90–21 days before the end; no reason needed.

• Tenant → Periodic (any time): 21 days’ written notice (landlord can agree to less, in writing).

Need help? If you’ve received a notice or want to time your own 21-day notice, get in touch with the Pride Property team and we’ll step you through what it means, the key dates, and the best next steps for your situation.