Move-out

Move-out is the process of a tenant vacating a rental property and the tenancy coming to an end. For a landlord it is where the most administrative risk concentrates. The end date must be confirmed correctly, the property's condition assessed against the original check-out report, the tenancy deposit handled lawfully, and the property made ready for the next occupant. A well-managed move-out reduces disputes, protects the deposit, and shortens the void period. Under the Renters' Rights Act 2025, which came into force on 1 May 2026, all assured tenancies in England are now periodic, which changes how the notice stage works.

Notice

Under the Renters' Rights Act 2025, a tenant ending an assured periodic tenancy in England must give the landlord at least two months' written notice. Notice should expire on the last day of a rental period, typically the day before rent is due. The tenant remains liable for rent until the tenancy legally ends, unless the landlord agrees otherwise in writing. A shorter notice period is valid where the existing tenancy agreement provides for one, but the maximum notice a landlord can require is two months.

A landlord cannot use a no-fault notice to end the tenancy. Section 21 was abolished on 1 May 2026. If the landlord needs possession, they must serve a Section 8 notice citing a specific statutory ground and follow the possession procedure. Confirm the agreed last day in writing as soon as it is established, and remind the tenant of their obligations regarding utilities, council tax, final meter readings, and cleaning.

The check-out process

Arrange the check-out inspection for a time that is mutually convenient, give the tenant advance written notice of the date, and conduct the assessment professionally. Compare the property's condition room by room against the original check-in inventory and photographs. When assessing condition, apply fair wear and tear consistently, the gradual deterioration that occurs through reasonable everyday use and which cannot be charged to the tenant. Damage that goes beyond fair wear and tear, uncleaned areas that were clean at the start, and missing items can all form the basis of a deposit deduction.

Take dated photographs of every room, record meter readings, and collect all keys, fobs, parking permits, and access cards. If issues are found, note them clearly in the check-out report, obtain contractor quotes promptly, and keep all receipts. It is this evidence that must accompany any deposit deduction proposal.

For a step-by-step guide to conducting check-in, mid-tenancy, and check-out inspections, with practical advice on photography and evidence standards, see our guide to rental property inspections.

Deposit return

The deposit must be returned within 10 days of both parties agreeing on the final amount. Where a landlord proposes deductions, the undisputed portion must still be returned promptly while any disputed amount is referred to the deposit protection scheme's alternative dispute resolution service. A landlord who cannot agree deductions with the tenant must submit the matter to the scheme, the three government-approved schemes in England and Wales are the Deposit Protection Service, mydeposits, and the Tenancy Deposit Scheme, each of which offers a free adjudication service.

Deductions must be itemised, evidenced with photographs and invoices, and limited to losses directly caused by the tenant beyond fair wear and tear. Common allowable deductions include unpaid rent, damage to fixtures or fittings, cleaning where the property was left in a worse state than at the start, and the cost of replacing items missing from the inventory. Professional cleaning cannot be required as a condition of the tenancy, a landlord can only deduct for cleaning if the property was left in a worse condition than it was at check-in.

Landlords using August can track the move-out date, compliance deadlines, and deposit return window in one place, the smart reminders feature flags critical dates based on uploaded documents, so nothing is missed between tenancies.

Re-letting preparation

Treat the handover into the next tenancy as a separate project, not an afterthought. Before re-marketing, close off any outstanding repairs, commission any required compliance checks, including gas safety certificate, EICR, and EPC if any has expired or may not meet the incoming minimum standard, and update the property listing honestly. The period between tenancies is the natural time to address any issues identified in the check-out report that fall below deduction threshold but should nonetheless be rectified before the next occupant moves in. Good documentation at move-out, combined with a clear record of any remedial work carried out, provides the foundation for a smooth move-in process with the next tenant.

Frequently asked questions

How much notice does a tenant need to give to move out?

Under the Renters' Rights Act 2025, a tenant in England must give at least two months' written notice to end an assured periodic tenancy. Notice should expire on the last day of a rental period. Where the tenancy agreement provides for a shorter notice period, that shorter period remains valid, the two-month requirement is the maximum a landlord can require, not a floor that overrides shorter contractual terms.

How long does a landlord have to return the deposit?

The deposit must be returned within 10 days of both parties agreeing on the amount to be returned. If deductions are disputed, the undisputed portion must be returned within 10 days while the disputed amount is held by or submitted to the deposit protection scheme. The three government-approved schemes in England and Wales each provide a free alternative dispute resolution service.

Can a landlord deduct for cleaning?

A landlord can make a deduction for cleaning only where the property was left in a worse condition than it was at the start of the tenancy, as evidenced by a comparison between the check-in and check-out reports. A landlord cannot require professional cleaning as a condition of the tenancy or automatically deduct for cleaning if the property was handed back in its original condition. Fair wear and tear cannot be charged to a tenant.

What compliance checks are needed between tenancies?

As a minimum before re-letting, landlords should confirm that the gas safety certificate is current (renewed annually), that the EICR is within its five-year validity period, and that the EPC is at least the minimum required standard. If any certificate has expired or the property has been empty for an extended period, commission fresh checks before the new tenancy starts. Smoke alarms and carbon monoxide detectors should be tested and confirmed functional on the first day of the new tenancy.