How to End a Tenancy Properly (Move-Out Checklist, Post-RRA)

End-of-tenancy step-by-step for England (post-1-May-2026): tenant 2-month notice, final inspection, meter readings, deposit return, council tax notification and HMRC audit trail.

Summary

Under the assured periodic regime a tenant gives 2 months' notice at any time. Landlords end the tenancy only via Section 8. Either way: same move-out checklist — final inspection, meter readings, deposit accounting, council notifications and a 6-year tax record.

Quick answer

In England a tenant can end an assured periodic tenancy with 2 months' written notice; a landlord must use a Section 8 ground. The move-out steps are the same either way: inspect against the dated inventory, photograph final meter readings, send an itemised deposit deduction breakdown, notify the council and utilities, and archive the file for HMRC.

Introduction

Under the Renters' Rights Act 2025 every assured periodic tenancy can be ended by the tenant with 2 months' notice, or by the landlord using a Section 8 ground. Either way, the move-out admin is the same — and protects you from deposit disputes, council tax bills for the void period, missed expense receipts, and tenant complaints.

Steps

1. Conduct a check-out inspection within 48 hours — Compare the property against the dated check-in inventory. Photograph everything — appliance condition, every room, garden, meter readings, keys returned. Note normal fair wear and tear separately from damage. Many deposit disputes are won or lost on whether the inventory was clearly dated and signed.

2. Take and record final meter readings — Photograph each meter (gas, electric, water if applicable) with the date visible. Email a copy to the tenant and to each supplier with the move-out date. This stops back-billing disputes for the void period.

3. Decide on deposit deductions within 10 days — Send the tenant a written breakdown of any proposed deduction within 10 working days. Itemise each deduction with photo evidence and a quote/invoice. Return the agreed portion immediately via the scheme. Use the scheme's free ADR for anything disputed.

4. Notify council tax and utilities — Tell the council the tenant has moved out (you become the council tax payer for the void period unless a discount applies). Tell each utility supplier the move-out date and your forwarding details.

5. Archive the tenancy file for at least 7 years — HMRC requires you to keep rental records for at least 5 years after the tax return deadline (6+ years in practice). Keep: tenancy agreement, deposit certificate + PI, inventory, gas/EICR/EPC, the tenancy information sheet service record, rent ledger, all expense receipts, all written correspondence, plus the Section 8 notice if you served one. LetSentry archives everything per property.

6. Settle and log any final income and expenses — Log final apportioned rent received, any council tax paid during the void, any cleaning or repair invoices, and any deposit deductions retained. These all feed into your tax return correctly.

Common pitfalls

• Returning the deposit immediately without confirming the council/utilities are settled — the tenant can walk away with no leverage left.
• Forgetting to photograph meter readings (suppliers can back-bill for years).
• Letting tenants leave keys in the property — always confirm physical receipt of every key.
• Not closing the deposit scheme claim within the scheme's deadline.

FAQ

How much notice does the tenant give under the new regime? 2 months. Every assured periodic tenancy (which is now every English residential tenancy) allows the tenant to end with 2 months' written notice, expiring at the end of a rental period.

When do I have to return the deposit? There is no statutory deadline, but the deposit scheme rules require any agreed amount to be returned within 10 working days of agreement. Withholding without itemised evidence is the single most common cause of ADR loss.

How long do I keep the tenancy paperwork? HMRC requires at least 5 years after the 31 January tax return deadline. Most landlords keep 6–7 years. Deposit and right-to-rent records should be kept for the tenancy duration plus 1 year minimum.

References: - GOV.UK — Tenancy deposit protection: end of tenancy — https://www.gov.uk/tenancy-deposit-protection/disputes-and-problems