A Notice of Non-Renewal of Tenancy is a formal written notice used in England and Wales by either a landlord or a tenant to inform the other party that the current tenancy will not be renewed when the fixed term comes to an end. It is distinct from a notice to quit or a possession notice: it does not terminate the tenancy during the fixed term but instead makes clear that neither party intends to enter into a new tenancy agreement or extend the existing one beyond its scheduled expiry date.

An Assured Shorthold Tenancy (AST) granted for a fixed term, such as six or twelve months, does not automatically expire at the end of the fixed term. Under section 5 of the Housing Act 1988, if neither party does anything at the end of the fixed term, the tenancy continues as a statutory periodic tenancy running from month to month (or week to week, depending on the rental period) on the same terms as the original agreement. A Notice of Non-Renewal alerts the other party in advance of the fixed-term expiry that the tenancy will be allowed to lapse naturally rather than continuing as a periodic tenancy or being replaced with a new fixed-term agreement.

From the landlord's perspective, giving a notice of non-renewal well in advance of the fixed-term expiry is good practice as it allows the tenant adequate time to find alternative accommodation and minimises the risk of a holdover tenancy or a dispute about whether the tenancy has ended. From the tenant's perspective, giving a notice of non-renewal allows the landlord to begin marketing the property for re-letting in good time, which may assist in negotiating the prompt return of the deposit.

It is important to note that, following the Renters' Rights Act 2025, the legal landscape for ending tenancies in England is changing significantly. From 1 May 2026, section 21 'no-fault' possession notices will be abolished and all existing fixed-term ASTs will be converted to periodic tenancies. In the transitional period before that date, landlords who do not wish to renew a fixed-term tenancy may choose to serve a section 21 notice alongside or instead of a notice of non-renewal. After 1 May 2026, landlords seeking possession will need to rely on section 8 grounds.

A Notice of Non-Renewal of Tenancy should be used in England and Wales in the following circumstances.

First, where a landlord does not wish to grant a new tenancy when the current fixed term expires. Common reasons include the landlord wishing to sell the property, refurbish it, move into it themselves, or let it to a different tenant. Giving the tenant advance notice of non-renewal — ideally at least two to three months before the fixed-term end date — allows the tenant to make orderly arrangements to find new accommodation and reduces the risk of disputes or holdover situations.

Second, where a tenant does not wish to continue living in the property after the end of the fixed term and wishes to put the landlord on notice of this intention in advance. A notice of non-renewal allows the tenant to confirm their departure date and puts the landlord in a position to begin finding a new tenant before the property becomes vacant.

Third, in situations where there has been a change in the parties' relationship — for example, where the landlord and tenant have not had a satisfactory working relationship during the tenancy — and both parties are content that the tenancy should end naturally at the expiry of the fixed term rather than roll over into a periodic tenancy.

Fourth, in commercial or non-residential leases where the landlord wishes to make clear in advance that the lease will not be renewed. In such cases, the Landlord and Tenant Act 1954 may also be relevant if the lease is a business tenancy, and specialist legal advice may be required.

Landlords should be aware that the Renters' Rights Act 2025 will change the notice requirements significantly from 1 May 2026. It is advisable to check the current law applicable at the time the notice is being served.

A Notice of Non-Renewal of Tenancy for England and Wales should include the following key elements:

1. Identification of the sending party: Whether the notice is from the landlord or the tenant, with full name(s) and correspondence address(es).

2. Identification of the recipient: The full name(s) of the party receiving the notice and their address at the rental property.

3. Property address: The full postal address of the rental property to which the notice relates.

4. Tenancy details: The start date and scheduled end date of the current fixed-term tenancy, to identify clearly which tenancy is not being renewed.

5. Date of non-renewal: The specific date on which the tenancy will end (the last day of the fixed term or any later agreed date) and the date by which the tenant must vacate.

6. Reason for non-renewal (optional): While not legally required, including the reason for non-renewal is good practice and helps maintain a professional relationship. Common reasons include the landlord intending to sell, redevelop, or move into the property.

7. Obligations on vacating: Clear instructions about what the tenant must do before vacating, including removing all belongings, leaving the property in good condition, returning keys, and notifying utilities of the change of address.

8. Deposit information: A reminder of the deposit amount, the scheme in which it is protected, and the process for returning the deposit after the check-out inspection.

9. Legal information and advice services: A reminder to the tenant of their rights and signposting to free advice services such as Citizens Advice and Shelter.

10. Contact details: The landlord's telephone number and email address for the tenant to raise queries before the end of the tenancy.