# 1954 Act > Plain-English guidance and free tools on Part II of the Landlord and Tenant Act 1954 — > business lease renewal in England and Wales: security of tenure, section 25 notices, > section 26 requests, statutory deadlines, section 30 grounds of opposition, interim > rent, section 34 rent and compensation. Published by mcgarrigle & co (https://mcgarrigle.co.uk), a UK commercial property practice. Content is general information about the law of England and Wales and is not legal advice. Jurisdiction: England and Wales. Language: en-GB. ## Guides - [Landlord and Tenant Act 1954 explained](https://1954act.com/landlord-and-tenant-act-1954): Plain-English guide to Part II of the Landlord and Tenant Act 1954: who is protected, how a business tenancy is renewed or ended, and the key deadlines. - [Security of tenure for business tenants](https://1954act.com/security-of-tenure): What security of tenure means under the 1954 Act: which tenancies qualify under section 23, how the continuation tenancy works, and how protection is lost. - [Section 25 notice explained](https://1954act.com/section-25-notice): What a section 25 notice does, the prescribed forms, the 6–12 month window, how to check validity and what a tenant must do to keep the right to a new lease. - [Section 26 request explained](https://1954act.com/section-26-request): How a tenant uses a section 26 request to start lease renewal: the 6–12 month window, the landlord's two-month counter-notice, and when to serve first. - [Commercial lease renewal under the 1954 Act](https://1954act.com/lease-renewal-process): A step-by-step timeline of business lease renewal under the 1954 Act: notices, negotiation, court applications, interim rent and the new lease. - [Grounds for opposing a lease renewal](https://1954act.com/section-30-grounds): The seven section 30(1)(a)–(g) grounds a landlord can use to oppose a new business tenancy: what each requires and which trigger compensation. - [Contracting out of the 1954 Act](https://1954act.com/contracting-out): The section 38A procedure for excluding security of tenure: the warning notice, simple or statutory declaration, the 14-day rule and common mistakes. - [How the rent is decided on lease renewal](https://1954act.com/section-34-rent): How section 34 fixes the rent on a renewed business tenancy: the open-market test, the four statutory disregards and tenant's improvements. - [Interim rent explained](https://1954act.com/interim-rent): Who can apply for interim rent, from what date it runs, how it is calculated under sections 24C and 24D, and when applying helps a landlord or a tenant. - [Compensation when a business tenancy ends](https://1954act.com/compensation): When a business tenant gets compensation under section 37 of the 1954 Act, how the one-times and two-times rateable value multipliers work, and exclusions. - [What happens when a commercial lease expires?](https://1954act.com/holding-over): What happens at the end of a protected business lease: how section 24 continues the tenancy, the rent payable while holding over, and contracted-out leases. - [Who is the competent landlord?](https://1954act.com/competent-landlord): How to identify the competent landlord for a 1954 Act renewal with intermediate leases, why it matters for sections 25 and 26, and section 40 notices. - [1954 Act notice deadlines](https://1954act.com/notice-deadlines): Every deadline on a business lease renewal: the 6–12 month notice window, the two-month counter-notice, the court cut-off and the section 64 three-month tail. - [Applying to court for a new tenancy](https://1954act.com/court-application): How and when to issue a 1954 Act renewal claim: who can apply, unopposed and opposed claims, which court to use, and what section 64 means for the old tenancy. - [Terms of the new lease](https://1954act.com/new-lease-terms): How the court fixes renewal lease terms under sections 32 to 35: the holding, the length of term, and the O'May principle on carrying over existing terms. ## Tools - [AI assistant](https://1954act.com/assistant): Ask about a specific renewal situation; answers cite the provision they rely on. - [Section 25 analyser](https://1954act.com/section25): Upload or paste a section 25 notice and get a plain-English summary and date check. - [Lease analyser](https://1954act.com/lease): Upload a lease and get a synopsis with renewal risk points. - [Notice deadline calculator](https://1954act.com/notice-deadlines): Work out section 25 and 26 cut-off dates from a term end date. - [Ground (f) assessment](https://1954act.com/ground-f): Test the strength of redevelopment opposition under section 30(1)(f). - [Ground (g) assessment](https://1954act.com/ground-g): Test own-occupation opposition under section 30(1)(g), including the five-year bar. - [Section 37 compensation calculator](https://1954act.com/section-37-compensation): Indicative statutory compensation from rateable value and the appropriate multiplier. - [Translate](https://1954act.com/translate): Notices and letters explained in other languages. ## Reference - [Act reference](https://1954act.com/): Part II provisions section by section, with linked case law. - [Case law](https://1954act.com/caselaw): Leading and recent authorities, including O'May, Leadmill and Derbion. - [Tenant tactics](https://1954act.com/tactics): How a tenant uses timing and the Act to gain advantage. - [Landlord tactics](https://1954act.com/landlord): Notices, grounds and the evidence a landlord needs. - [Reform watch](https://1954act.com/reform): Law Commission proposals and what changes to expect. ## Case notes - [MVL Properties (2017) Ltd v The Leadmill Ltd [2025] EWHC 349 (Ch)](https://1954act.com/case-law/leadmill): s.30(1)(g) — Yes. - [S Franses Ltd v The Cavendish Hotel (London) Ltd [2018] UKSC 62](https://1954act.com/case-law/franses): s.30(1)(f) — No. - [Gill v Lees News Ltd [2023] EWCA Civ 1178](https://1954act.com/case-law/gill-lees-news): s.30(1)(a)–(c) — The Court of Appeal confirmed the court looks at the position at the hearing, in the round: the state of the holding, the tenant's conduct over the whole term, and whether it would be fair to turn the tenant out given all the circumstances.. - [B&M Retail Ltd v HSBC Bank Pension Trust (UK) Ltd [2023] EWHC 2495 (Ch)](https://1954act.com/case-law/bm-hsbc): s.30(1)(f), s.35 — Yes. - [TFS Stores Ltd v Designer Retail Outlet Centres (Mansfield) Ltd [2021] EWCA Civ 688](https://1954act.com/case-law/tfs-stores): s.38A, Sch. 1–2 SI 2003/3096 — Not on these facts. - [Sainsbury's Supermarkets Ltd v Medley Assets Ltd Unreported, County Court at Central London, 21 March 2024 (H00MK414)](https://1954act.com/case-law/sainsburys-medley): s.30(1)(f), s.32 (the holding) — Yes. - [W (No.3) GP (Nominee A) Ltd & anor v JD Sports Fashion plc Nottingham County Court, 22 October 2021 (E00DE178)](https://1954act.com/case-law/jd-sports-derbion): s.34, s.35 — No. - [Park Cakes Ltd v Caterpillar Property Ltd Unreported, County Court, March 2026 (M80LS041)](https://1954act.com/case-law/park-cakes): s.28, s.38A — No. - [Old Street Retail Trustee (Jersey) Ltd v GB Healthcare Ltd Unreported, County Court at Central London, 18 November 2022 (G02CL960)](https://1954act.com/case-law/old-street-retail): s.34, s.24A — Conventional valuation principles still apply. - [Dukeminster Ltd v West End Investments (Cowell Group) Ltd County Court, 2018 (reported in practitioner briefings)](https://1954act.com/case-law/dukeminster): s.25, s.33, s.35 — The notice was upheld — a reasonable recipient understood what was meant — and the court gave guidance on setting term length and modernised terms.. - [Gulf Agencies Ltd v Ahmed [2016] EWCA Civ 44](https://1954act.com/case-law/gulf-agencies): s.30(1)(g) — The Court of Appeal declined to disturb the trial judge's assessment of the landlord's intention. - [London Kendal Street No.3 Ltd v Daejan Investments Ltd County Court at Central London, 2019 ([2019] 7 WLUK 589)](https://1954act.com/case-law/london-kendal-daejan): s.30(1)(f), s.31A — The landlord made out ground (f). - [Poundland Ltd v Toplain Ltd County Court at Brentford, 7 April 2021 (claim F02BM162)](https://1954act.com/case-law/poundland-toplain): s.35 — No. - [WH Smith Retail Holdings Ltd v Commerz Real Investmentgesellschaft mbH County Court at Winchester, 25 March 2021 (claim E01BS237)](https://1954act.com/case-law/wh-smith-commerz): s.34, s.35 — The clause went in, because its principle was agreed and only the wording was in issue. - [Man Ltd v Back Inn Time Diner Ltd [2023] EWHC 363 (Ch)](https://1954act.com/case-law/man-back-inn-time): s.30(1)(f) — Not unconditionally, but the funding route must be realistic. - [Royal Borough of Kensington & Chelsea v Mellcraft Ltd [2024] EWHC 539 (Ch)](https://1954act.com/case-law/rbkc-mellcraft): s.23(1), s.30(1)(g), s.30(2) — The court examined the corporate-versus-personal occupation question under s.23 and the extent of occupation needed on the landlord's side for ground (g), including the five-year qualifying condition in s.30(2).. - [O'May v City of London Real Property Co Ltd [1983] 2 AC 726](https://1954act.com/case-law/omay): s.35, s.34 — No, not without justification. - [Mannai Investment Co Ltd v Eagle Star Life Assurance Co Ltd [1997] AC 749](https://1954act.com/case-law/mannai): s.25, s.26 — Notices are construed objectively: what would a reasonable recipient, with knowledge of the context, understand the notice to mean? An obvious slip that misleads nobody does not destroy the notice — though a statutory notice must still do what the statute requires.. - [Betty's Cafés Ltd v Phillips Furnishing Stores Ltd [1959] AC 20](https://1954act.com/case-law/bettys-cafes): s.30(1)(f), s.30(1)(g) — At the hearing. - [Humber Oil Terminals Trustee Ltd v Associated British Ports [2012] EWCA Civ 36](https://1954act.com/case-law/humber-oil): s.30(1)(g) — Yes. - [Patel v Keles [2009] EWCA Civ 1187](https://1954act.com/case-law/patel-keles): s.30(1)(g) — No, not on these facts. - [Barclays Wealth Trustees (Jersey) Ltd v Erimus Housing Ltd [2014] EWCA Civ 303](https://1954act.com/case-law/barclays-erimus): s.24 — A tenancy at will, on these facts. - [Kammins Ballrooms Co Ltd v Zenith Investments (Torquay) Ltd [1971] AC 850](https://1954act.com/case-law/kammins): s.29A, s.26 — The limits exist for the landlord's benefit, so a landlord can waive them by election — for example by treating a premature or late claim as properly constituted and litigating on the merits.. - [Meah v Sector Properties Ltd [1974] 1 WLR 547](https://1954act.com/case-law/meah-sector): s.26, s.25 — No. - [Lee-Verhulst (Investments) Ltd v Harwood Trust [1973] QB 204](https://1954act.com/case-law/lee-verhulst): s.23(1) — Yes on these facts. - [Sight & Sound Education Ltd v Books Etc Ltd [1999] 3 EGLR 45](https://1954act.com/case-law/sight-sound): s.23(1) — No. - [Flairline Properties Ltd v Hassan [1999] 1 EGLR 138](https://1954act.com/case-law/flairline): s.23(1) — No, where the tenant retains the intention to return and the thread of continuity is unbroken; physical absence alone is not decisive.. - [Aberdeen Steak Houses Group plc v Crown Estate Commissioners [1997] 2 EGLR 107](https://1954act.com/case-law/aberdeen-steak): s.25, s.44 — It is ineffective. - [Amika Ltd v Fitzroy Place Residential Ltd [2021] EWHC 25 (Ch)](https://1954act.com/case-law/amika-fitzroy): s.34, s.35 — By applying the statutory assumptions and disregards to a hypothetical letting at the valuation date, on comparable evidence — not by reference to the parties' expectations when the notice was served.. - [Gold v Brighton Corporation [1956] 1 WLR 1291](https://1954act.com/case-law/gold-brighton-corp): s.35 — Not without good reason. - [Bagettes Ltd v GP Estates Co Ltd [1956] Ch 290](https://1954act.com/case-law/bagettes): s.23(1) — No. - [Cornish v Brook Green Laundry Ltd [1959] 1 QB 394](https://1954act.com/case-law/cornish-brook-green): s.23, s.24 — Not of itself. - [Spirit Pub Company (Managed) Ltd v Pridewell Properties (London) Ltd County Court at Mayor's and City of London, 14 March 2025 (unreported)](https://1954act.com/case-law/spirit-pub-pridewell): s.30(1)(f) — No. ## Optional - [Pricing](https://1954act.com/pricing) - [Learn the Act](https://1954act.com/learn): Spoken eight-chapter lecture on Part II, with a live tutor that answers questions. - [Students](https://1954act.com/students) - [Privacy](https://1954act.com/privacy) - [Terms](https://1954act.com/terms)