When to give tenant notice?

[FancyCatSlave]

Due to the toxic combination of getting divorced and likely redundancy (2025 is going so well 😏) I’m going to have to sell my rental. It’s my former home and I have a really lovely long term tenant in it but I am going to need the equity out of it, there’s no option to keep it.

Tenants current fixed term ends 31/07/25. When would you think it fair to tell her? I don’t know how quickly I need to sell yet (depends on job situation and how quickly consent order approved) but I don’t want to leave her in the lurch and I want to give her more than the minimum. She’s a single, working professional so will find something else I’m sure and I’m not at all worried I’ll need to force her out but it’s a tricky market and I know she loves it (as did I when I lived there). She will have no idea this is coming.

I know mumsnet hates landlords but I am so upset that I’m having to do this, I’ve had it for over 24 years and it’s been rented for 12 (since my marriage roughly) ☹️.

If you were a tenant how much notice would you like? I don’t mind if she wanted to leave earlier than end of July and I’m also ok for it to roll on to a periodic first and then serve notice. I won’t market it until it’s vacant.

I’ve never had to ask anyone to leave before. Previous tenants have just moved of their own accord. I don’t use an agent.

I think the sooner you give her the heads up the better.

Don’t understand why you wouldn’t tell her as soon as possible, any delay is denying her important information based on an assumption that it would be better for her for some reason.

Tomorrow. Why wait?

Yes exactly then she can put feelers out for other options or maybe even raise a mortgage to buy the flat from you

I don’t at all think it’s better for her, but I also have to protect myself too because of the redundancy. Ideally I’d get the rent until July so I’m not paying both mortgages with no job but obviously I wouldn’t stop her leaving early.

It’s not a flat?

But no, she wouldn’t be in a position to buy it.

31st May. If you leave it too late the Renters Rights Bill will be in force and it will mean you'll need to give 3 months and if you put it up for sale and it doesn't sell quickly you won't be able to rent it out again for 12 months. It would have to be kept empty.

Do it as soon as possible. There are so few reasonable rentals in some areas that it might take her a while to find somewhere else.

As soon as possible. Its a tough rental market out there in many areas so she will need time to bid on things.

Before you send the notice check that it will be valid - Shelter has advice on validity of Section 21 notices.
You may need to sort various things out before you can serve a valid notice.
I agree with an earlier poster who mentioned May because of the impact of the RRB and the flood of rental properties on the market.
Have you factored in CGT and how much you will gain from a sale? Would moving back to the property make sense if you won't get another mortgage because of your redundancy? Maybe rent a room out after you have moved back in until you get another job?

Sorry that sounds tough, as previous renters the sooner the better, I was expecting my 2nd DS and our lovely landlords said they wouldn’t give notice while I was 8 months pregnant but would like to sell, we agreed that we’d start looking but appreciated the heads up and moved out when the baby was 5 months old.

They owned and were retiring and I still think of how lovely that was for them to give us time to search.

Tell her now, you have a contract until July so won’t miss out on rent

This … surely she is committed to paying rent until the 31st July anyway @FancyCatSlave but more notice would be better from her point of view.

You are required to give 2 rental periods notice for a S21 so as the contract fixed period expires at close of play 31 July the latest you can give notice is 31 May.

So as things stand you are debating whether to give an extra month's "heads up". Given the relationship you have with your tenant I think it beyond fair that you do so and give notice asap

Just how buoyant is the selling market in the summer holidays in your area?
Obviously we have no knowledge of your area, but you may be in for a shock if you delay marketing until vacant and then discover how slow the selling process actually is.

If tenant struggles to find a replacement place to live then "going periodic" still leaves you needing to give 2 period's notice anyway, (unless already served of course). Whereas T only has to give 1 (unless you set it up as a contractual periodic tenancy with T's notice longer than 1)

The point is you need to get your T on side by talking to them asap so you each know where the other stands and can maintain a dialogue to promote flexibility either in relation to them leaving "early" or them facilitating buyers viewing the property whilst they are still resident (although of course that is normally deeply unpopular with T).

It's almost May, July is less than 3 months away. You have to give her 2 months notice so just do it now. Don't mention leaving early - why would you? She can work to the timeframe of the end of the tenancy. It's not as if you're giving her 9 months notice.

Tell her now, OP. It can only help her to have more time. It could help her find somewhere suitable, to know she can leave at any point between now and end of July.