What happens if I break my tenancy early?
A tenancy agreement is a legally binding contract. You can't just 'handed in your notice' like a job, unless your contract allows it. Walking away can leave you with thousands in debt and a CCJ.
1 The Typical Timeline
If you take no action, this is the standard statutory process. Timescales are approximate but typical for 2026.
Check Contract
Look for a 'Break Clause'. It usually says you can leave after 6 months if you give 2 months' notice.
Negotiation
If no break clause, you must ask the landlord to 'Surrender' the tenancy. They don't have to agree. You can sweeten the deal by offering to cover fees.
Paying Double?
If you move out but don't surrender properly, you are liable for rent on the old place AND your new place. This is a debt trap.
Replacement Found
Your liability usually ends when a new tenant moves in. Ensure you get this in writing so the landlord doesn't double-charge.
2 Free Calculators & Checks
How much will it cost to leave?
Early Termination Cost Calculator
How much will it cost to leave your contract early?
Do you have a valid "Break Clause"?
Check your contract. It usually says you can leave after 6 months with 1 or 2 months' notice.
Check Your Status
Need to write to your landlord? Use our template generator.
Surrender Negotiator
Generate a professional letter to ask your landlord to let you leave.
Re-letting Fees
Under the Tenant Fees Act 2019, landlords can only charge you the actual loss they suffered (e.g., referencing costs for new tenant) or £50. They cannot charge you a penalty fee.
Summary of Options
Find a Replacement
Offer to find a replacement tenant yourself (e.g., spare room sites). Landlords are more likely to agree if it's zero effort for them.
Subletting?
Don't sublet without permission (Airbnb etc). It's illegal and can get you evicted + sued. Only do official 'Assignment' of tenancy.
Get it in Writing
If they agree to let you leave, get a 'Deed of Surrender' or at least an email confirming the date and that no further rent is due.
Common Questions
Can I just leave the keys and go?
NO. This is 'Abandonment'. The tenancy continues, rent builds up, and they will eventually trace you for the debt (CCJ).
What if the property is unsafe?
You have a right to 'unwind' the tenancy within the first 90 days if the property was misrepresented or is uninhabitable. Seek legal advice first.
Can I give 1 month notice?
Only if you are in a 'Periodic' (rolling) tenancy. If you are in a 'Fixed Term' (e.g. 12 months), you cannot give notice unless there is a break clause.
Official Sources & References
Related Situations
Other guides accurately explaining what happens next in housing .
What happens if I receive a Section 21 notice?
A Section 21 'No Fault' notice is the start of a long legal process, not the end of your tenancy. You do not have to leave on the notice date, and many notices are legally invalid.
What happens if I stop paying my energy bills?
Stopping energy payments triggers a series of escalations from the supplier, including forced prepayment meters and potentially CCJs. However, there are strict protections for vulnerable people.
What happens if my landlord sells the property?
A landlord selling does NOT mean you have to leave immediately. You often have the right to stay as a 'Sitting Tenant' until your contract ends.