Landlord wants to end fixed-term tenancy using break clause – 2 months or 4 months’ notice?

Hi everyone,

We have a fixed-term tenancy from March 2025 to March 2027. The contract includes a mutual break clause, allowing either party to end the tenancy with 2 months’ notice after the first 18 months (around September 2026).

Our landlord has now told us they want to move back into the property themselves (their daughter is currently waiting to move in), and the managing agent says they’ll be serving notice as soon as the break clause becomes available.

However, after reading the GOV.UK guidance on the Renters’ Rights Act, it seems Ground 1 (landlord/family occupation) now requires 4 months’ notice.

Does the contractual break clause still apply (2 months notice), or does the landlord now have to rely on Section 8 Ground 1 with 4 months’ notice?

I haven’t received the formal notice yet, I’m just trying to understand which rules apply.