Flow Living / Legal information

Cancellation & ending your tenancy

Clear next steps if your plans change.

Last updated: 8 October 2026 · Renting in England

1. Who this policy is for

Flow Living is operated by Live at Flow Limited, a company registered in England and Wales with company number 13233706. Our registered office is Universal Square Building 5, 5th Floor, Devonshire Street North, Manchester, M12 6JH. We act as managing agent for the landlord named in your individual agreement. This policy concerns Flow Living accommodation in England. It does not replace your agreement or statutory rights.

2. Before entering an agreement

An enquiry or viewing request alone does not create a tenancy. If you no longer want to proceed, tell us promptly. If a holding deposit has been paid, its repayment or retention is governed by the applicable statutory rules and the written information given when it was taken. We will explain any proposed retention and its legal basis in writing; a blanket non-refundable label is not enough.

3. The Renters’ Rights Act and your notice

Ask us for a copy of your agreement and confirmation of the notice procedure if you are unsure. Do not assume there is an automatic 14-day cooling-off period solely because accommodation was arranged online. Equally, signing an agreement or collecting keys does not remove statutory rights to end a tenancy.

The Renters’ Rights Act 2025 introduced assured periodic tenancies for most private renting in England from 1 May 2026. These tenancies roll on without a fixed end date. Normally, give two months’ written notice; a valid shorter period may apply, including under transitional arrangements for older agreements. The end date must fall on a rent-due day or the preceding day. Notice may be a letter, email or text: we cannot insist on one method. Keep evidence of delivery. Continue paying rent until the tenancy ends, unless an earlier release is agreed. A valid notice does not depend on finding a replacement tenant or our discretionary approval.

4. Different occupation arrangements

Some occupations fall outside the assured periodic regime. Their ending arrangements depend on the applicable law and individual agreement. A description such as short stay, student accommodation, out-of-term accommodation or licence does not decide your legal status. Station Yard (formerly Leadmill Point) is marketed for non-student occupation outside term time, but this does not itself create an exemption or allow a protected tenancy to end automatically when term starts. Ask us to explain the agreement offered and seek independent advice if its status is unclear.

5. Earlier release by agreement

You may ask the landlord, through us, to agree an earlier end date or shorter notice in writing. Any proposed payment must be permitted by law and explained; this policy imposes no automatic cancellation, administration or international-refund fee. We will not recover the same rent twice. If you change your mind after giving notice, withdrawal requires written agreement. Do not assume that returning keys, moving out early or stopping a standing order ends the tenancy.

6. Existing cancellation promises

If a seven-day cancellation promise, No Place No Pay promise, visa-related promise or another more favourable cancellation arrangement formed part of your booking, this replacement policy does not withdraw it retrospectively. The wording and conditions provided for that booking remain relevant, subject always to your statutory rights. Send us the original offer if you need help checking which promise applies.

7. Deposits and refunds

We will explain the final rent calculation, any proposed lawful deductions and the applicable refund process. A dispute does not remove your right to use the relevant deposit scheme or court. Where statutory tenancy-deposit protection applies, the protected deposit must be returned within ten days after the amount to be returned has been agreed. We will not withhold a refund solely because this policy has changed.

8. How to give notice and arrange moving out

Contact us using our contact page, telephone 03330 913674, or write to our registered office. For tenancy notice, send a written statement to your landlord or the management contact handling your tenancy. Include your full name, property and room address, the date sent and your intended tenancy end date. Clearly state that you are giving notice, rather than only asking about leaving. A phone call can help clarify the process but does not replace written notice. Do not include bank details or identity documents in an open enquiry form.