Notice to leave
A notice to leave is the written notice a landlord in Scotland must serve to end a private residential tenancy, under section 50 of the Private Housing (Tenancies) (Scotland) Act 2016. It must be in the prescribed form, cite one or more of the 18 eviction grounds in Schedule 3 to the Act, give the reasons the landlord believes each ground applies, and state the date on which the landlord expects to be able to apply to the First-tier Tribunal for Scotland for an eviction order. It is not to be confused with a notice to quit, which is the notice used in England and Wales, and in Scotland only for tenancies that began before 1 December 2017.
Notice periods
The period is 28 days where the tenant has occupied the property for six months or less, or where every ground cited is one of the conduct grounds (not occupying, breach, rent arrears, criminal conviction, antisocial behaviour, association); otherwise it is 84 days. It runs from the day after the tenant receives the notice, and a posted or emailed notice is treated as received 48 hours after sending. If more than one ground is cited, the longest period applies. The tenant is not required to leave when the period ends; the notice only opens the door to a tribunal application, which must be made within six months.
What it does not do
A notice to leave does not end the tenancy by itself, does not entitle the landlord to change locks or remove belongings, and does not shorten the tenant's own right to give 28 days' notice. A notice that misstates the ground, the reasons or the application date is invalid, and the tribunal will refuse the application. The Scottish Government's supporting notesdescribe the tenant's four options on receipt: leave on the date given, agree an earlier date, stay and let the landlord apply, or challenge the ground at the tribunal.
Related terms
The 18 grounds, the arrears pre-action requirements, service on joint tenants and sub-tenants, and the tribunal process are covered in our guide to eviction in Scotland. A tenant who leaves on a notice to leave whose ground was not genuine can apply for a wrongful termination order, worth between three and 36 months' rent for tenancies ended on or after 6 October 2026. The full set of Scottish landlord duties is in our Scottish landlord guide.
Frequently asked questions
Can a notice to leave be sent by email?
Yes, if the tenancy agreement provides for notices by email, which the Scottish Government model agreement does. It is deemed received 48 hours after sending, the same as post.
Does a notice to leave need a ground?
Always. There is no no-fault route in Scotland. A notice with no ground, or a ground that does not apply, is invalid.
How long is a notice to leave valid for?
The landlord must apply to the tribunal within six months of the notice period ending. After that a fresh notice is needed. August's Scottish compliance journey holds the service date, the deemed receipt date and the earliest application date as three linked tasks so none of them drifts.
