Contracting out of the Landlord & Tenant Act 1954 – What commercial landlords and tenants need to know

With a long track record of advising both commercial landlords and tenants, Mason Thomas Law regularly acts on leases where the exclusion of security of tenure is a critical commercial decision.

As market conditions tighten, more landlords are choosing to contract out of the Landlord & Tenant Act 1954. That decision carries clear advantages for landlords, but it also has significant legal and commercial implications for tenants, making precision essential.

Contracting out of the 1954 Act is a statutory process governed by strict formalities. When done correctly, it gives landlords certainty and control at lease expiry. When done incorrectly, it can result in unintended renewal rights, loss of vacant possession and costly disputes. This imbalance is deliberate in law and places a high burden on landlords to get the process right.

In this article, Cathy Mason, Director and solicitor at Mason Thomas Law, explains how the Landlord & Tenant Act 1954 operates in practice, why landlords increasingly seek to contract out, and what both parties need to understand before proceeding.

She comments: “Contracting out of the Landlord & Tenant Act 1954 is an area where the law is highly technical and unforgiving. Even minor errors in timing or documentation can have serious and expensive consequences. That is why professional legal advice, particularly with a commercial property law specialist, is essential to ensure the process is carried out correctly and commercial objectives are properly protected.”

What is the Landlord & Tenant Act 1954?

The Landlord & Tenant Act 1954 provides security of tenure for business tenants. In practical terms, this means:

• When a protected lease expires, the tenant has a statutory right to renew it
• The landlord can only refuse renewal on specific legal grounds
• The tenant may also be entitled to compensation in certain circumstances

These protections are designed to give business occupiers certainty and continuity, allowing them to operate without the constant risk of losing their premises.

Why do parties contract out of the 1954 Act?

Landlords often prefer to exclude security of tenure to retain greater flexibility and control over their property. Contracting out allows landlords to:

• Regain possession automatically at the end of the lease term
• Avoid the need to establish statutory grounds or face renewal litigation
• Re-let the property at current market rent
• Redevelop, refurbish or change the use of the property with certainty

In short, contracting out gives landlords clarity over their future plans.

Tenants may agree to contract out where there is a commercial trade-off, such as:

• A shorter or fixed lease term
• More favourable rent or incentives
• Greater flexibility during the term
• A specific project or time-limited occupation

However, tenants should always fully understand what protections they are giving up before proceeding.

The contracting-out process: step by step

Excluding the 1954 Act is only effective if every statutory step is followed correctly. If not, security of tenure will automatically apply, even if both parties intended to exclude it.

Step 1: Landlord’s warning notice

Before entering into the lease (or an agreement for lease), the landlord must serve the tenant with a statutory warning notice in the prescribed form.

This notice:

• Explains that the tenant will lose security of tenure and renewal rights
• Warns the tenant they may also lose any right to compensation
• Advises the tenant to seek independent legal advice

The wording and timing of this notice are critical.

Step 2: Tenant’s declaration

The tenant must then confirm that they understand and accept the consequences by making a declaration:

• Simple Declaration
  If the warning notice is served at least 14 days before entering into the lease or agreement for lease, the tenant may sign a simple written declaration.
• Statutory Declaration
  If the notice is served less than 14 days before completion or if greater formality is preferred, the tenant must make a statutory declaration, sworn or affirmed before an authorised person.

Step 3: Lease records the exclusion

The landlord should retain the tenant’s declaration. The lease itself should also record that:

• The statutory warning notice was properly served
• The tenant made the required declaration
• The lease is excluded from the security of tenure provisions of the 1954 Act

What happens if the process is not followed correctly?

If any part of the process is defective, with even minor errors in timing or wording, the contracting-out will usually fail.

This can result in:

• The tenant retaining security of tenure
• The right to apply to court for a new lease
• Potential delays, litigation, and reduced asset control

Once a lease has completed, this outcome can be extremely difficult (and expensive) to undo. Strict compliance is essential.

How Mason Thomas Law can help…

Contracting out of the Landlord & Tenant Act 1954 is a common feature of commercial leases but it must be handled carefully and correctly.

At Mason Thomas Law, we regularly advise landlords and tenants on:

• Whether contracting out is appropriate
• Preparing and serving compliant warning notices
• Ensuring declarations and documentation are valid
• Protecting your commercial and property interests

If you are granting, renewing or negotiating a commercial lease and would like clear, practical advice, please get in touch with our expert commercial property law team on 0114 294 5360 to discuss how we can support your transaction.