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Home » Can a Landlord Refuse to Renew a Tenancy in the UK?

Can a Landlord Refuse to Renew a Tenancy in the UK?

If you are renting a property, one question that often causes stress is this: can your landlord refuse to renew your tenancy?

The short answer is yes, a landlord can refuse to renew a tenancy in the UK. But the how, when, and why matter a lot.

What Does “Renewing a Tenancy” Actually Mean?

Most private renters in England and Wales have an assured shorthold tenancy (AST). These usually start as a fixed-term tenancy, commonly for 6 or 12 months.

Renewing a tenancy means:

  • Signing a new fixed-term agreement, often for another 6 or 12 months, or
  • Extending the existing agreement with the same terms

Importantly, there is no automatic legal right to a renewal. Once the fixed term ends, the landlord is not required to offer a new contract.

What Happens When a Fixed-Term Tenancy Ends?

When your fixed term comes to an end, one of three things usually happens:

You Sign a New Fixed-Term Agreement

If both you and the landlord agree, a new tenancy agreement is signed. This gives you security for another fixed period.

The Tenancy Becomes “Rolling”

If no new agreement is signed and you stay in the property, your tenancy normally becomes a statutory periodic tenancy. This means:

  • It rolls on month by month (or week by week, depending on rent payments)
  • The original terms still apply
  • Either you or the landlord can end it by giving proper notice

The Landlord Ends the Tenancy

The landlord may decide not to renew and instead start the legal process to regain possession of the property.

Can a Landlord Refuse to Renew a Tenancy in the UK?

Yes. A landlord can refuse to renew your tenancy once the fixed term ends.
They do not have to give you another contract, even if you have:

  • Paid rent on time
  • Looked after the property
  • Had no disputes

However, while they can refuse renewal, they must still follow the law to bring the tenancy to an end.

Does the Landlord Need a Reason?

In most cases, no.

If the landlord waits until the end of the fixed term and uses the correct legal process, they do not need to give a reason for refusing to renew.

Common reasons landlords choose not to renew include:

  • Wanting to sell the property
  • Planning to move back in themselves
  • Letting a family member live there
  • Carrying out major renovations
  • Wanting a different tenant

That said, there are important legal limits on this freedom.

When Can a Landlord Not Refuse to Renew?

A landlord cannot refuse to renew a tenancy for unlawful reasons. These include:

Discrimination

Under the Equality Act 2010, it is illegal to refuse renewal because of:

  • Race or ethnicity
  • Religion or belief
  • Sex or gender
  • Disability
  • Sexual orientation
  • Pregnancy or family status

If refusal is linked to any protected characteristic, it may be unlawful discrimination.

Retaliatory Eviction

A landlord cannot punish you for:

  • Asking for repairs
  • Reporting unsafe living conditions
  • Contacting the council about housing standards

If you have raised genuine repair or safety concerns, the landlord must be careful. In some cases, serving notice after this could be challenged.

How Does a Landlord Legally Refuse to Renew?

Refusing to renew does not automatically mean you must leave on the last day of the tenancy. A landlord must follow the correct legal steps.

Section 21 Notice (England)

In England, the most common method is a Section 21 notice under the Housing Act 1988.

This is often called a “no-fault” notice because:

  • The landlord does not have to prove you did anything wrong
  • It can only be used at the end of a fixed term or during a rolling tenancy

Key Rules for Section 21:

  • At least two months’ written notice
  • The notice cannot expire before the fixed term ends
  • The correct form (Form 6A) must be used

Conditions the Landlord Must Meet Before Serving Section 21

A Section 21 notice can be invalid if the landlord has not met certain legal duties.

Before serving notice, the landlord must have given you:

  • A valid Energy Performance Certificate (EPC)
  • A current Gas Safety Certificate (if gas is supplied)
  • The government’s “How to Rent” guide
  • Proper deposit protection information, if a deposit was taken

If any of these were missed, the landlord may have to fix the issue before serving notice again.

What About Wales?

Wales has different rules under the Renting Homes (Wales) Act 2016.
The process and notice types are different, so landlords and tenants in Wales should always check the correct guidance.

What Is a Section 8 Notice?

A Section 8 notice is used when the landlord wants to end a tenancy because of a specific issue, such as:

  • Rent arrears
  • Damage to the property
  • Breach of tenancy terms

This is not about refusing renewal as such, but it may be used instead of Section 21 if there is a problem during the tenancy.

Do You Have to Leave When the Notice Ends?

No. A notice does not end the tenancy by itself.

If you stay after the notice period:

  • The landlord must apply to court for possession
  • Only a court can legally order you to leave

You cannot be forced out without a court order, and eviction without following the legal process is illegal.

How Much Notice Should You Expect?

In most cases:

  • At least two months’ notice from the landlord
  • Notice must be in writing
  • It must follow the correct format

If the notice is incorrect, you may be entitled to stay until a valid one is served.

Can You Ask for a Renewal Anyway?

Yes. Even if the landlord has the right to refuse, you can still:

  • Ask if they are willing to renew
  • Suggest a shorter fixed term
  • Offer flexibility on rent or terms

Some landlords are open to renewal if communication is clear and respectful.

How Should a Landlord Communicate Non-Renewal?

Good communication helps avoid disputes.

Best practice includes:

  • Letting you know early, not at the last minute
  • Explaining the decision clearly (even if not legally required)
  • Confirming everything in writing

Clear communication gives you time to plan and reduces unnecessary stress.

What Should You Do If Your Tenancy Is Not Renewed?

If your landlord refuses to renew, you should:

  • Check whether the notice is valid
  • Look at your moving timeline realistically
  • Start searching for alternative accommodation early
  • Keep records of all communication

If you believe the refusal is unfair or unlawful, consider getting advice before moving out.

Can You Challenge a Refusal to Renew?

You can challenge it if:

  • The notice is legally invalid
  • You believe discrimination is involved
  • You suspect retaliatory eviction

In these situations, legal advice can help you understand your options.

Key Takeaways

  • Yes, a landlord can refuse to renew a tenancy in the UK
  • They do not usually need to give a reason
  • They must follow the correct legal process
  • Discrimination and retaliation are not allowed
  • Proper notice and paperwork are essential
  • You cannot be forced out without a court order

Final Thoughts

If you are facing a tenancy non-renewal, it is natural to feel worried. Understanding the law puts you in a stronger position. Knowing what your landlord can do, and what they cannot do, helps you protect yourself and plan your next steps calmly.

Whether you are a tenant or a landlord, handling the end of a tenancy properly is about fairness, communication, and following the law. When everyone knows where they stand, disputes are far less likely to arise.