Your Lease Ends in 90 Days. Can You Say No to Renewal Now?
Circle a date on your calendar: July 1, 2026. Before then, a New Hampshire landlord whose tenant paid on time and followed the rules usually had no legal path to end the tenancy simply because the lease ran out. That long-standing "good cause" standard has now been rewritten.
House Bill 60, signed by Governor Kelly Ayotte in August 2025, lets landlords end a qualifying tenancy when the lease expires, without proving the tenant did anything wrong. But that new flexibility comes with strict notice rules, a court filing deadline, and tenant protections that remain firmly in place.
At Cardinal Point Property Management, we help rental owners across Seacoast New Hampshire, Southern Maine, and Northeastern Massachusetts stay compliant as laws shift. Licensed, bonded, and insured in all three states, our team handles lease renewals and tenant placement every day. Here's what HB 60 changes and how to apply it with confidence.
Key Takeaways
HB 60 took effect July 1, 2026: Lease expiration is now a valid ground to end a qualifying New Hampshire tenancy.
Only 12-month leases qualify: The lease must be 12 months or longer, or a shorter lease renewed to a total of 12 months or more.
Notice is mandatory: Landlords must give written notice at least 60 days before the lease ends.
The clock keeps running: A possessory action must be filed within six months of the lease expiring.
Tenant protections remain: Retaliation and discrimination defenses still apply, and no-fault terminations stay off screening reports.
Why HB 60 Is a Big Deal for New Hampshire Landlords
For roughly 40 years, New Hampshire tied most residential terminations to "good cause." Under RSA 540:2, landlords of restricted property, which covers most residential rentals, could end a tenancy only for reasons like unpaid rent, substantial damage, lease violations, or behavior affecting health and safety. A 2005 New Hampshire Supreme Court decision reinforced that an expired lease alone wasn't enough.
HB 60 adds a new ground to that list: the expiration of a qualifying lease. You can review the official HB 60 bill text on the New Hampshire General Court website.
Where Supporters and Critics Stand
Supporters argue that a lease is a contract with an end date, and owners should be able to honor that date. Opponents worry the change weakens tenant stability during a tight rental market. For landlords, the takeaway is practical: the option now exists, but using it carelessly can still land you in court.
Which Leases Qualify Under HB 60?
Not every rental arrangement is covered. The new rule applies to:
Leases with an original term of 12 months or longer
Shorter leases that have been renewed for a combined total of 12 months or longer
A tenant on a six-month lease who hasn't renewed yet doesn't qualify. That's why clean records matter. Keep signed copies of every original lease and renewal so you can clearly show the total term if a judge asks.
The 60-Day Written Notice Rule
This is where most landlords will either succeed or stumble. You must give the tenant written notice at least 60 days before the lease end date stating two things: the lease will not be renewed, and the tenant must vacate at the end of the term.
Tips for Getting Notice Right
Put it in writing. Verbal conversations don't count.
Count backward from the lease end date and build in a buffer rather than aiming for exactly day 60.
Keep proof of delivery and a copy for your files.
Use clear, neutral language that avoids any hint of retaliation.
Missing the window can mean the tenancy continues and you have to start over. If you own multiple units with staggered lease dates, a renewal calendar becomes essential.
The Six-Month Filing Deadline
HB 60 doesn't let you hold a lease expiration in your back pocket indefinitely. If the tenant stays after the lease ends, you must file a possessory action in court within six months of the lease expiring to rely on this ground.
HB 60 also doesn't create a shortcut around the court system. New Hampshire's standard eviction process under RSA 540 still applies, and self-help measures like changing locks or shutting off utilities remain off-limits. The New Hampshire Judicial Branch offers a helpful overview of the New Hampshire eviction process that explains how the court side works.
Our landlord eviction services are built for exactly these situations, handling notices and coordination so deadlines don't slip. Owners who want extra peace of mind can also review our eviction and lease guarantees.
Tenant Protections That Still Apply
Screening Report Protection
A no-fault termination under HB 60 isn't treated as an eviction for rental applications or tenant screening reports, and the court notes in its records that the termination wasn't the tenant's fault. For landlords, this means a no-fault termination shouldn't count against an applicant during your tenant screening process. You can still perform normal due diligence on prospective renters.
Retaliation and Discrimination Defenses
HB 60 expressly preserves a tenant's defense of retaliatory eviction under RSA 540:13-a and protections from discrimination under RSA 354:10. If a non-renewal follows closely after a tenant reported code violations or requested repairs, a court may view it with suspicion. Document legitimate business reasons for every decision, even though the law no longer requires you to state one.
Smart Renewal Strategy Under the New Law
Just because you can decline a renewal doesn't mean you always should. Turnover costs money through vacancy, cleaning, repairs, and marketing. A reliable tenant who pays on time and cares for the home is often your most valuable asset.
Build a Consistent Renewal Review
Set a standard timeline, such as reviewing each lease 90 to 120 days before it ends. Look at payment history, property condition, and communication. Apply the same criteria to every tenant so your decisions stay consistent and defensible.
Keep State Lines in Mind
HB 60 is a New Hampshire law only. If you also own rentals in York, Kittery, or Wells, Maine's rules differ, so review our guide to Maine landlord-tenant law for York, Kittery, and Wells owners. Massachusetts properties follow their own separate framework as well.
Frequently Asked Questions
Do I have to give a reason for not renewing a lease?
No. For a qualifying lease, the expiration itself is the legal ground, as long as you meet the 60-day notice and six-month filing requirements. Still, keep internal records of your reasoning in case a tenant raises a retaliation or discrimination defense.
What happens if the tenant doesn't move out after the lease ends?
You must file a possessory action within six months of the lease expiring and follow New Hampshire's standard RSA 540 eviction process. You can't remove a tenant yourself, change the locks, or cut off utilities.
How does HB 60 affect leases I already have in place?
HB 60 focuses on the lease term and the notice timeline. Because existing lease language can affect how the rule applies, review current agreements with a New Hampshire attorney or your property manager before sending a non-renewal notice.
Protect Your Renewals and Your Rental Income
HB 60 gives New Hampshire landlords more control at lease end, but the payoff depends on precise timing, written notice, and fair, consistent decisions. Handled well, the law helps you keep great tenants and part ways cleanly when it's time.
Want a team that tracks every deadline for you? Call Cardinal Point Property Management at 603.570.9112 or contact us to schedule a consultation. You can also explore our full-service property management options and transparent pricing.
