My landlord is evicting me. What notice must they give?

What the Law Says

The Residential Tenancies Act 2004 sets strict rules for how and when a landlord can end a tenancy. Section 34 is the key provision governing the minimum notice period a landlord must give a tenant before terminating a tenancy — and it varies depending on how long you’ve lived in the property.

The notice must be in writing and clearly state the date the tenancy will end. It cannot be given orally or by text/email alone.

If you’ve been a tenant for less than 6 months, your landlord must give you at least 28 days’ notice.

For tenancies lasting between 6 months and 1 year, the minimum notice is 84 days. For tenancies between 1 and 3 years, it’s 120 days. If you’ve lived there for more than 3 years, the landlord must give 180 days’ notice.

These periods apply to 'no-fault' terminations — i.e., where the landlord isn’t relying on your breach (e.g., rent arrears or anti-social behaviour). Different rules may apply if the landlord cites grounds like non-payment or damage.

Statutory Text

A notice of termination of a tenancy shall not be valid unless it is in writing and specifies the date on which the tenancy is to terminate, and that date shall be not earlier than the earliest date permitted by this section.

— Residential Tenancies Act 2004, s. 34 — Notice of termination of tenancy

What to Do

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