4 Ending the Tenancy

4.1 Termination by the tenant

4.1.1 Without grounds, by giving notice of termination

4.1.1.1 Fixed term tenancy

4.1.1.2 Periodic tenancy

4.1.2 For breach by the lessor (fixed or periodic)

4.1.3 For undue hardship

4.1.4 By agreement in writing

4.1.5 By merger (where the tenant purchases the premises)

4.1.6 By abandoning the premises (See "Break Lease")

4.1.7 By the death of the tenant

4.1.8 Where agreement frustrated

4.2 Ending a fixed term agreement early ("Break Lease")

4.2.1 Introduction

4.2.2 For breach by the lessor

4.2.3 By agreement in writing

4.2.4 For undue hardship

4.2.5 Sublet or Assign

4.2.6 Continue with the agreement until the lessor finds a new tenant

4.2.6.1 "Break lease" forms

4.2.7 By abandoning the premises

4.2.7.1 Costs of breaking the lease

4.2.7.1.1 Compensation

4.3 Termination by the lessor

4.3.1 Without grounds, by giving notice of termination

4.3.1.1 Fixed term tenancy

4.3.1.2 Periodic Tenancy

4.3.2 For breach by the tenant (fixed or periodic)

4.3.2.1 Rent arrears

4.3.2.2 Other than rent arrears

4.3.2.3 Compensation

4.3.2.3.1 Loss of bargain damages

4.3.3 Where the lessor is selling the premises

4.3.4 For undue hardship

4.3.5 By agreement in writing

4.3.6 Where tenant causing serious damage or injury

4.3.7 For objectionable behaviour (where the lessor is the Housing Authority) - see Public Housing Section

4.3.8 Where agreement frustrated

4.3.9 Abandonment orders

4.4 Tenant defences to termination

4.4.1 Retaliatory eviction

4.4.2 Breach does not justify termination in all the circumstances

4.4.3 Failure to comply with notice requirements

4.4.3.1 Time

4.4.3.2 Service

4.4.3.3 Use of incorrect form

4.4.3.4 Writing

4.4.3.5 Contents

4.4.4 Fixed term tenancy under 90 days

4.4.5 s. 64 notice given while proceedings are pending for an order, or an order is in force under s. 32 fixing the maximum rent (s.65)

4.5 Termination by superior title holder and/or mortgagee repossession

4.5.1 Superior Title Holder

4.5.2 Mortgagee Repossession

4.6 Eviction

4.6.1 Recovery of possession prohibited except by court order

4.6.1.1 Illegal lockout

4.6.2 Appealing/setting aside termination and possession orders

4.6.2.1 Orders made by registrars

4.6.2.2 Orders made in the absence of the tenant

4.6.3 Enforcement of possession orders

4.6.3.1 Property (seizure and delivery) order

4.6.3.2 Sheriff and Bailiff

4.6.3.3 Suspension orders

4.7 Security Bond

4.7.1 Disposal of the security bond

4.7.1.1 By agreement

4.7.1.2 Where disputed

4.7.2 Final inspection and property condition report

4.7.3 Fair wear and tear

4.7.4 Pet bond

4.7.5 Mitigation of loss and bond disposal

4.8 Residential Tenancy Databases

4.9 Compensation following termination

4.9.1 Loss of bargain damages

4.9.2 "Break Lease" compensation

4.9.3 Compensation where expenses not incurred

4.10 Miscellaneous end of tenancy matters

4.10.1 Keys

4.10.2 Abandoned goods and documents

4.10.2.1 Under the Residential Tenancies Act

4.10.2.2 Under the Disposal of Uncollected Goods Act

4.10.3 Tenant's forwarding address