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The "reasonable person" test is ubiquitous within our legal system, so good luck with that! The harm it can do is that in some circumstances, serving such a notice can allow the tenant to respond with a shorter notice to leave, potentially causing you to miss out on rent.

You can give them notice during the lease agreement that you're not planning to renew the existing lease. In fact, you have to; if you don't give notice in sufficient time, as per Dazz's timeline, they have an automatic right to roll onto a periodic tenancy come the 5th of August.

Tough one, Ben. I like wylie's idea, except I think there's a better chance that they'll move when their lease ends (or soon after) and Ben will have the place empty for 4 months, and that'll be nigh-on impossible to fill. I think letting the lease roll onto periodic - provided that's OK...