No more fixed terms: How periodic tenancies actually work now

This is one of the changes landlords ask us about most. If you're used to twelve-month tenancy agreements, the idea of a tenancy with no fixed end date can initially feel unfamiliar. In practice, however, the new periodic system is relatively straightforward once you understand how it works and what it means for both landlord and tenant.

What Actually Changed?

Since 1 May 2026, assured tenancies in the private rented sector can no longer be granted with a fixed end date. Existing assured shorthold tenancies generally became assured periodic tenancies automatically, while new assured tenancies are also periodic.

That means landlords can no longer create a new assured tenancy that is described as running for a fixed six or twelve months. Instead, the tenancy continues on a rolling basis until either the tenant ends it by giving valid notice or the landlord obtains possession using one of the statutory grounds.

The reforms do not apply to every possible residential arrangement in England. Different rules can apply, for example, to lodgers, some student accommodation and other tenancy types outside the assured tenancy regime.

Existing tenants did not generally need to sign a replacement agreement simply because the law changed. Where an existing AST converted on 1 May 2026, the tenancy continued rather than starting again as an entirely new tenancy. This meant, for example, that a deposit did not need to be re-protected solely because of the statutory conversion.

Landlords with relevant existing written tenancy agreements were, however, required to give tenants the government's Renters' Rights Act Information Sheet by 31 May 2026. This was an information requirement rather than the creation of a new tenancy.

What Does "Periodic" Actually Mean?

A periodic tenancy continues from one rent period to the next without a predetermined end date. If rent is paid monthly, the tenancy will ordinarily operate on monthly periods; if rent is paid weekly, it will operate on weekly periods.

Under the new regime, the rent period for an assured periodic tenancy cannot exceed one month.

The important point is that there is no contractual expiry date after which the tenant automatically has to leave. The tenancy simply continues until it is ended lawfully.

Terms in older agreements that depended on the tenancy having a fixed term, such as provisions dealing with the expiry of that fixed term, may therefore no longer operate in the way landlords were previously accustomed to.

How Can a Tenant End the Tenancy?

A tenant can end an assured periodic tenancy by giving written notice.

The landlord cannot require more than two months' notice. If the landlord and tenant have agreed in writing to a shorter notice period, that shorter period can apply instead.

Where no shorter period has been agreed, the tenant will generally need to give at least two months' notice. The notice must be timed so that the tenancy ends either on a day when the rent is due or the day immediately before the rent is due.

The tenant and landlord can also agree in writing to end the tenancy earlier.

This gives tenants greater flexibility than under the old fixed-term model because they do not need to wait for the expiry of a six or twelve-month term before leaving.

What About Joint Tenancies?

Joint tenancies require particular care.

Where several people are tenants under the same assured tenancy, one joint tenant can generally give a valid notice to quit that brings the joint tenancy to an end for everyone.

If the landlord and tenants want to agree a shorter notice period than the normal maximum, however, that agreement must involve the landlord and all of the joint tenants.

If some of the tenants want to remain after the existing joint tenancy ends, the landlord may choose to enter into a new tenancy arrangement with them, but this needs to be dealt with properly rather than assuming the original joint tenancy simply continues unchanged.

For landlords letting to groups of sharers, this is an important part of the new system to understand.

How Can a Landlord End the Tenancy?

Landlords can no longer use Section 21 to end an assured tenancy simply because they want possession back.

Instead, the landlord must rely on one or more statutory grounds for possession and serve the appropriate Section 8 notice.

Grounds include situations where the landlord genuinely intends to sell the property, the landlord or certain family members intend to live there, the tenant has serious rent arrears, the tenant has breached the tenancy or there has been antisocial behaviour.

Each ground has its own conditions and notice period. In many cases landlords must give at least two months' notice, while some grounds require four months and others allow shorter periods.

Even after the notice expires, the landlord cannot simply remove the tenant. If the tenant does not leave, the landlord must normally apply to court for a possession order.

We cover this in more detail in our separate guide on regaining possession following the abolition of Section 21.

What Can Landlords No Longer Do?

One of the clearest changes is that landlords cannot present an assured tenancy as having a fixed contractual end date.

That applies not only to the tenancy agreement itself but also to the way the tenancy is offered or described.

Government enforcement guidance states that claiming to let a property on a fixed-term tenancy rather than a rolling tenancy — for example by adding an end date — can amount to a breach of the new rules and may result in a civil penalty of up to £7,000.

If your existing tenancy templates still automatically describe the letting as a "12-month fixed term", they should therefore be updated before being used for new tenancies.

What Does This Mean for Landlords in Practice?

The biggest adjustment is that landlords can no longer rely on a tenant being contractually committed to remain for a guaranteed twelve-month period.

A tenant may decide to leave relatively early if their circumstances change, provided they give the required notice. That means landlords should be realistic about the possibility of a tenancy ending sooner than it might have under a traditional fixed-term arrangement.

That does not necessarily mean shorter tenancies will become the norm. Many tenants want stability themselves and will stay for several years where the property is suitable, the rent remains affordable and the tenancy is managed well.

For landlords, retaining good tenants therefore becomes particularly valuable. Responsive management, sensible communication and maintaining the property properly can all contribute to longer and more stable tenancies.

It is also sensible to plan financially for potential void periods rather than assuming that a tenant is guaranteed to remain for a particular number of months.

A Particular Point for Student Landlords

Student landlords need to pay particular attention to the new system because the traditional student-letting model often relied on fixed terms running alongside the academic year.

The Renters' Rights Act introduced Ground 4A, which can allow certain student landlords to recover possession so that a property can be relet to students for the following academic year.

However, this ground is subject to specific conditions. Broadly, the property must be an HMO or part of one, all of the tenants must meet the full-time student test, and the landlord must intend to relet the property to full-time students.

For new tenancies, the landlord must also give the tenants the required written warning before the tenancy is entered into, stating that the landlord may seek possession using Ground 4A.

The tenancy must generally have been entered into less than six months before the tenants became entitled to occupy the property.

When the landlord later relies on Ground 4A, they will usually need to give at least four months' notice, and the notice must expire between 1 June and 30 September.

Because the requirements are quite specific, student landlords should plan for Ground 4A at the beginning of the tenancy rather than assuming it can simply be relied upon when the academic year ends.

Renting Out a Property in Greenford?

If you're a Greenford landlord and would like to understand how the new periodic tenancy system affects your property, Argant Estates can help.

We assist landlords with rental valuations, marketing, tenant finding and ongoing property management, as well as helping keep the practical side of the tenancy organised under the new framework.

If you would like a realistic view of what your property could achieve in today's Greenford market, get in touch with Argant Estates for a free, no-obligation valuation.

Argant Estates — local property specialists, Greenford

Disclaimer

This article is provided for general informational purposes only and does not constitute legal or other professional advice. Tenancy rules and possession requirements can depend on the particular property, tenancy and circumstances, and legislation and government guidance may change over time.

Landlords should check the current legal requirements and obtain independent legal advice where appropriate, particularly before serving notice, relying on a possession ground or dealing with a joint or student tenancy.