A lease of immovable property determines—
(a) by efflux of the time limited thereby;
(b) where such time is limited conditionally on the happening of some event—by the happening of such event;
(c) where the interest of the lessor in the property terminates on, or his power to dispose of the same extends only to, the happening of any event—by the happening of such event;
(d) in case the interests of the lessee and the lessor in the whole of the property become vested at the same time in one person in the same right;
(e) by express surrender; that is to say, in case the lessee yields up his interest under the lease to the lessor, by mutual agreement between them;
(f) by implied surrender;
(g) by forfeiture; that is to say, (1) in case the lessee breaks an express condition which provides that, on breach thereof, the lessor may re-enter; or (2) in case the lessee renounces his character as such by setting up a title in a third person or by claiming title in himself; or (3) the lessee is adjudicated an insolvent and the lease provides that the lessor may re-enter on the happening of such event; and in any of these cases the lessor or his transferee gives notice in writing to the lessee of his intention to determine the lease;
(h) on the expiration of a notice to determine the lease, or to quit, or of intention to quit, the property leased, duly given by one party to the other.
Legal Commentary & Landmark Judgments: Section 111
Section 111 of the Transfer of Property Act, 1882 defines the eight statutory modes by which a lease of immovable property determines, including efflux of time, forfeiture, and notice to quit.
Under Section 111(a), when a fixed-term lease expires (e.g. at the end of 11 months or 3 years), the tenancy terminates automatically by efflux of time without requiring any notice to quit. The landlord can immediately institute a suit for possession, unless the landlord accepts subsequent rent, which triggers a holding-over tenancy under Section 116.