What happens if my landlord sells the property?
Don't Panic: Ideally, you don't have to move.
It is a common myth that a landlord selling a house breaks the tenancy. It does not. The tenancy agreement is valid and transfers to the new owner.
The Golden Rules:
- Fixed Term: If you are in a fixed term (e.g., 6 months left), you CANNOT be evicted just because of a sale (unless there is a break clause).
- Sitting Tenant: The property can be sold with you living in it. You become a "sitting tenant" for the new landlord.
- Viewings: You DO NOT have to agree to an "Open House" or inconvenient viewings. You have a right to "Quiet Enjoyment".
Use the tools below to check your specific rights and generate refusal letters for intrusive viewings.
1 The Typical Timeline
If you take no action, this is the standard statutory process. Timescales are approximate but typical for 2026.
The Notification
Landlord informs you they intend to sell. They may ask you to leave, but this is just a request, not a legal order.
Marketing & Viewings
Agents will want to take photos and book viewings. You can refuse photos of your personal items and restrict viewings to times that suit you.
Section 21 Notice (Maybe)
If they need 'Vacant Possession' to sell, they must issue a valid Section 21 notice giving you at least 2 months.
End of Tenancy / Sale
If you haven't left, the landlord cannot throw you out. They must apply to court for a possession order. This takes months.
2 Free Calculators & Checks
Check if you are legally safe from eviction due to your contract type.
Am I a "Sitting Tenant"?
Check if you can be evicted during a sale.
Fed up with estate agents? Generate a message to set strict boundaries or refuse access.
Viewing Access Controller
Generate a legally sound response to viewing requests.
Your Conditions:
Subject: Regarding property viewings at [Address] Dear Landlord, I am writing regarding the sale of the property. I am willing to allow viewings to aid the sale, but strictly on the following conditions to protect my Quiet Enjoyment: - You must provide at least 24 hours' written notice for every single viewing request. - I must be present for all viewings. - No "Open House" or block viewings are permitted. Please confirm you agree to these terms before booking any appointments. Kind regards, [Your Name]
Landlord wants you out early? Calculate how much they should pay you to leave.
"Cash For Keys" Estimator
If they want you out early, how much should you ask for?
Why negotiate?
If you stay, it could cost the landlord approx £7500 in legal fees and lost rent to evict you via the courts.
The "Cash for Keys" deal saves them time and money, and gives you cash to move.
Negotiation Targets
Selling is no excuse for cutting corners. Check if their eviction notice is actually valid.
Is their Eviction Notice Valid?
Landlords often rush paperwork when selling. Check for mistakes.
Timeline Danger Check
Your Rights During Viewings
estate agents often act like they own the place. They don't.
You have the right to:
- Refuse Specific Times: If 2pm Tuesday doesn't work, say no.
- Refuse Photos: You can stop them taking photos of your kids' bedrooms or expensive tech.
- Be Present: You can insist on being home for all viewings to ensure security.
Myth: "You must allow access for viewings." Reality: Most contracts say this, but your statutory right to "Quiet Enjoyment" trumps the contract. If they are unreasonable, you can change the locks (temporarily) to prevent access.
Vacant Possession vs Investment Sale
There are two ways a landlord sells:
1. Vacant Possession: They want the house empty so they can sell to a family. They NEED you out. This is your leverage to negotiate a "Cash for Keys" deal.
2. Investment Sale (Tenanted): They sell to another landlord. You stay exactly where you are. Your contract, rent, and deposit protection simply transfer to the new owner. Nothing changes for you.
Summary of Options
Stay Put (Sitting Tenant)
If you are in a fixed term, you can refuse to leave. The landlord must sell the property with you as a tenant.
Negotiate 'Cash for Keys'
If they are desperate for you to leave early, ask for compensation. Use our calculator to see how much.
Restrict Viewings
You have a right to 'Quiet Enjoyment'. You can ban 'Open Days' and insist on 24hr written notice for every single viewing.
Common Questions
Can they kick me out to sell?
Not immediately. They must issue a Section 21 notice (2 months notice), and they can't even do that if you are in a fixed term tenancy without a break clause.
Do I have to tidy up for viewings?
No. You have to keep the property 'tenantable', but you differ from a show home. You don't have to make beds or hide laundry.
What if I refuse all viewings?
It's risky to refuse ALL access (you might breach contract), but refusing 'unreasonable' access is fine. Offering 1 hour a week is often seen as reasonable by courts.
Official Sources & References
Related Situations
Other guides accurately explaining what happens next in housing .
What happens if I receive a Section 21 notice?
A Section 21 'No Fault' notice is the start of a long legal process, not the end of your tenancy. You do not have to leave on the notice date, and many notices are legally invalid.
What happens if I stop paying my energy bills?
Stopping energy payments triggers a series of escalations from the supplier, including forced prepayment meters and potentially CCJs. However, there are strict protections for vulnerable people.
What happens if I miss a mortgage payment?
A missed mortgage payment triggers immediate letters from your lender, but you have huge legal protections. Repossession is a last resort and often takes over 12 months.