Tenancy notice

[Mani11]

Hi everyone, I’d really appreciate some advice 🙏
I’m in a difficult situation with my landlord and not sure what my options are. Today is the last day of my yearly contract. I had already told her more than 2 months ago that I’m planning to move, but I haven’t been able to find a suitable place yet (I have young kids in school so I need something nearby, which has made it harder).
Today I messaged to say I’m hoping to move by the end of this month, but she replied saying I need to give a full 2 months’ written notice from the rent date.
The problem is I simply can’t afford to pay rent on two places at the same time, and realistically new landlords don’t agree to hold a property for 1–2 months before move-in. So I feel completely stuck.
I’ve been fully cooperative — she’s already sent someone to take photos and I’m happy to allow viewings anytime so the property can be re-let quickly.
Has anyone been in a similar situation?
Is there any way around the 2-month notice?
What does a proper “written notice” actually need to include?
Can I legally leave with 1 month’s notice in this situation?
Any advice or experiences would really help 🙏
Thank you so

As others have said throughout, it depends on your rent date. For example, if you pay your rent on 28th of month, in this scenario where you have given notice on 30 April, you would be liable for rent until 27 July as you shouldn’t have given notice until 28 May.

However, some landlords will ignore the rent date requirement and just accept two months notice whenever it is served.

When do you pay your rent?

30April

That sounds ok then OP. You should vacate by 29th June.

It’s two months.

Two months notice as explained. As for repairs, I’d report whatever broken and ask when it will be fixed. The landlord has a ‘reasonable time’ to do this, which is but precise. But I would expect it should be fixed quickly, it’s likely that 7-14 days might be considered ‘reasonable’. But I’d be bugging the agents to tell me exactly when it was going to be fixed. After the engineers visit I wouldn’t expect any more communication. If you were my tenant I would have it replaced within 48 hours, and if that wasn’t possible I would have provided a temporary solution like a hot plate.

sorry but tenancy law is deals with words that have specific meaning in specific circumstances. Clearly your are unfamiliar with some meanings

Your tenancy did not "finish" on 30th April
Your tenancy ends (finishes) when you give correctly timed notice to the landlord.

The fixed term of your tenancy may have expired on 30th April but your tenancy continues and you must give at least 2 months notice to end it.

What date in the month did your tenancy actually start?
Can we assume that your tenancy runs from the 1st of the month to the end of the month given the fixed period appears to have expired at the end of April?

If so, a letter dated 30th April would give 2 months & 1 day's notice to end the tenancy on 30th June. Technically the date of the letter is not the same as the date the letter was "served" as the LL may not have received it until a few days later. The LL could be really awkward and require you to remain until the next rent date, which would appear to be 30th August if they claim not to have received your letter until after 1st May

sorry but the words used in tenancy law have very specific meaning

your tenancy did not "finish" on 30th April. That may well have been the date that a fixed period ended, but your tenancy continues because neither you nor the LL have actually ended it until you have correctly served notice (and physically vacated as per your stated date).

if the rent you pay covers a rental period from 1st of the month to the end of the month then your rent due date would be the 1st of the month.

If that is correct (read your contract!) then a letter dated 30th April sent to the LL to give notice you wish to end your tenancy on 30th June would be valid. In that instance you have given 2 months and 1 day's notice, which therefore meets the legal requirement of "at least" 2 months notice tied to the rent due date.

That said, if you have a particularly "difficult" LL then they could claim that the notice was not "served" (physically received) on them on or before the start of the next rental period on 1st May.
If you sent the letter by snail mail post then the law says it should be sent 1st class and is then deemed to have been served 2 working days after the date of posting. So posted on 30th April means it was served on 2nd of May and thus would be too late - that rule is based on legal precedent.

If you served your notice by email then same day delivery is deemed to have occurred if it was sent before 4:30pm on a business day, or next business day if sent after 4:30pm (or sent on a non business day)

Old rules pre May 1st was one month notice on the tenants part so you will be fine but do check your contract.

Thank you so much; Wot23
the letter will be with them today by 1 pm. I sent first class.
my yearly agreement was until 30th April.
the letter dated 30th April and notice given 30th Jun.

Posting it first class does not guarantee it will be there next day by 1 on. I would have also emailed it.

the law says that (if you have proof of posting, ie a free certificate of posting) a letter sent 1st class is deemed to have been delivered in 2 working days time. It does not matter whether it physically was received in 2 days or not, the law says that Royal Mail 1st class arrives in 2 days
That is cited as legal precedent if there is a dispute over serving of a notice.

a good point, but that just emphasises the question of when was the notice served, not just what was the date on the bit of paper

Legal Matters: Serving notices, don’t fall foul of the law

Yes first class is in 2 working days which would be Tuesday but I paid extra guarantee today by one pm be there. There is also sticker of by 1pm on letter . I have down it before and it’s delivered a day after before 1 pm.

But what a faff, easier just to also email.

She wants written notice by post😔

obviously if you have written evidence of a faster service "guaranteed" by Royal Mail then a judge should accept that when the case comes to court.
Equally obviously It will only become a "matter" if the LL disputes the date you served notice.
No dispute, then does not matter, but you were wise to pay extra for that service in the context of your timing.

Youust send it on date your rent is due. What is your rent date on your contract?

such a statement is exactly why people tie themselves in knots

The date on which the rent is to be paid is not the same as the period to which the payment relates.
My tenant has a rental period from 1st of each month to end of month, but I have agreed with him that he can pay "that month's" rent on the 12th of each month as that ties in with when his salary clears into his own bank account.

Rent due date is a very vague term when discussing notice period timings

It should be set out in the contract. Whether you informally agree a different payment date is up to you. Rent due date is not a ‘very vague term’ at all - it’s quite straightforward.