Termination of a lease by a tenant in Scotland

This information only applies in Scotland.

If a tenant wishes to end the tenancy, they're required to follow a strict set of rules. If you're a tenant or a landlord, read our guide below to make sure you're aware of your obligations.

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How much notice does a tenant have to give?

The amount of notice the tenant must give depends on the type of tenancy agreement they have with their landlord.

On 1 December 2017, the law covering residential tenancies in Scotland changed. A new type of tenancy called a private residential tenancy was introduced, replacing assured and short assured tenancies. Any tenancy starting on or after 1 December 2017 is a private residential tenancy.

An assured or short assured tenancy that began before 1 December 2017 will not be covered by the new rules. Tenant’s must give the appropriate amount of notice for assured or short assured tenancies.

How much notice does a private residential tenancy tenant have to give?

The tenant must give their landlord 28 days’ notice that they intend to move out. The notice must be in writing and include the date on which the tenancy will end, which will normally be the day after the notice period ends.

If it is more suitable for both parties, a different length of notice period can be agreed. This must be done in writing.

What are the rules for assured and short assured tenancies?

These types of tenancies can be for a fixed period, often for six months or a year. Sometimes these will automatically be renewed at the end of the fixed period if neither the landlord or tenant takes steps to end the tenancy. Once the fixed period ends, it will start again and last for the same period even though a new tenancy agreement has not been signed. This process is called tacit relocation.

If the tenancy is coming to an end and the tenant wants to leave, they must let the landlord know. The amount of notice will usually be written into the tenancy agreement. Where this is not the case, the minimum amount of notice is 28 days when the initial tenancy is for less than four months, and 40 days for longer tenancies.

Can a tenant end the tenancy before the fixed period is up?

Usually this will depend on what the tenancy agreement says about ending the tenancy. If the tenancy agreement allows for this it should detail how much notice the tenant must provide before they can end their tenancy early.

If the tenancy agreement doesn’t allow for the tenant to terminate early, it is up to the landlord to decide whether they can do so. If the landlord doesn’t want to bring the tenancy to an end but the tenant insists on leaving, the landlord can continue to charge them rent until the end of the fixed term.

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