I currently have a tenant under lease agreement for 12 months. I am three months into the lease agreement and the tenants have been late each time. I have already had to serve one 14-day notice to quit. I have a feeling I will be serving a second notice to quit this month. When I serve this second notice to quit does the tenancy automatically terminate and do the tenants become “tenants at will”. My main goal is to have these tenants out of the unit ASAP. If they become tenants at will can I start the eviction process immediately? If they make late payment can I accept it? Any guidance would be appreciated.