UKI want to end my fixed-term tenancy early. What are my options?
You can only end a fixed-term tenancy early if your tenancy agreement includes a break clause, your landlord agrees in writing, or you assign/sublet with consent — otherwise, you remain liable for rent until the term ends.
What the Law Says
The Housing Act 1988 governs assured tenancies in England and Wales, including most fixed-term tenancies. It does not give tenants a statutory right to end such tenancies early — that right depends entirely on the contract or landlord agreement.
A fixed-term tenancy (usually 6 or 12 months) is a binding legal contract. Unless it contains a 'break clause', you cannot lawfully leave before the end date without your landlord’s agreement.
Section 5 of the Housing Act 1988 defines the creation and duration of assured tenancies but does not provide for unilateral early termination by the tenant. Your obligations — especially to pay rent — continue for the full term unless ended lawfully.
You may assign the tenancy or sublet, but only if your agreement permits it and your landlord gives written consent — otherwise, doing so could be a breach of contract.
Statutory Text— Housing Act 1988, s. 5 — Creation of assured tenancies
What to Do
Check your tenancy agreement for a break clause (typically allowing termination after 6 months on written notice).
Ask your landlord in writing for early surrender — get any agreement signed and dated.
If assigning or subletting is allowed, request written consent from your landlord first.
If refused and you leave anyway, you remain liable for rent until the term ends or a new tenant is found.
Seek advice from Shelter, Citizens Advice, or a housing solicitor before acting.
Sources
Not legal advice. This article is general information based on publicly available sources, written for educational purposes. Laws change and individual situations vary. Consult a licensed attorney in your jurisdiction before acting on anything you read here. Last reviewed: 2026-06-08.