End Tenancy Early: How to Leave Your Student Housing Before the Contract Ends

When you end tenancy early, the process of leaving a rented property before the agreed lease term is over. Also known as early lease termination, it’s something many UK students face—whether because of a change in course, financial strain, or just needing to move out sooner than planned. It’s not illegal, but it’s not automatic either. Your landlord isn’t required to let you go, but they also can’t just ignore you. The law says they must act reasonably, and that’s where things get practical.

Most student tenancies in the UK are fixed-term contracts, often 12 months, starting in September. But what if you land a summer internship abroad? Or your university moves campuses? Or your roommates all leave and you can’t afford rent alone? That’s when tenancy rights, the legal protections given to renters under UK housing law matter. You don’t have to pay rent for the full term if you can find someone to take over your place. Landlords must consider a replacement tenant—they can’t just hold you to the contract and charge you full rent while the room sits empty. This isn’t just common sense; it’s backed by the Landlord and Tenant Act 1985 and reinforced by the Office of Fair Trading guidelines. If your landlord refuses to accept a suitable replacement, you may not owe the full remaining balance.

What about fees? Many letting agents add a clause for an early termination fee, a charge imposed when a tenant leaves before the contract ends. But here’s the catch: under the Tenant Fees Act 2019, they can only charge you for actual losses, like reletting costs or lost rent until a new tenant moves in. No hidden admin fees. No ‘penalty’ charges. If they ask for £500 to break the lease, ask for a breakdown. Did they pay an advertising fee? Did they lose two weeks of rent? That’s it. No more.

And don’t assume your deposit is gone. If you leave in good condition and settle all bills, your deposit must be returned—minus any legitimate deductions. Keep photos, cleaning receipts, and communication records. A lot of students lose money not because they broke the contract, but because they didn’t document their move-out.

Some landlords will let you out early if you give notice, especially if it’s mid-semester and they know you’re leaving anyway. Others might agree to a surrender agreement—where both parties sign to end the contract early. It’s not a right, but it’s often possible if you’re polite, clear, and proactive.

What you’ll find below are real stories and step-by-step guides from students who’ve done this before. How one student in Manchester got out of her lease after her dad lost his job. How a group in Edinburgh found five replacements in two days using Facebook groups. How another student in Cardiff avoided a £1,200 fee by knowing exactly what the law allowed. These aren’t theoretical tips. They’re the kind of advice you wish you’d had before signing your tenancy agreement.