Periodic Tenancies: The New Default Tenancy from 1 May 2026

The End of Fixed-Term Tenancies

The Renters' Rights Act 2025 abolishes fixed-term assured shorthold tenancies for new private lettings in England. From 1 May 2026, every new tenancy must be periodic — meaning it rolls on indefinitely from one rent period to the next until ended lawfully by either party.

Existing fixed-term tenancies still running at 1 May 2026 will continue until their contractual end date. Once they expire, they will automatically become periodic tenancies rather than requiring a new fixed-term agreement.

What Is a Periodic Tenancy?

A periodic tenancy has no set end date. It continues month to month (or week to week, depending on how rent is charged) until either:

• The tenant serves valid notice to leave, or
• The landlord serves a Section 8 notice citing a statutory ground for possession and obtains a court order

There are no renewal dates, no break clauses, and no automatic expiry. The tenancy simply continues until one party ends it lawfully.

How Does a Tenant End a Periodic Tenancy?

Under the new rules, tenants must give a minimum of two months' written notice. The notice must expire on the last day of a rental period.

Importantly, there is a six-month initial period during which a tenant cannot generally serve notice to leave. This gives landlords a degree of certainty at the start of a new tenancy — broadly equivalent to the security previously provided by an initial fixed term.

How Does a Landlord End a Periodic Tenancy?

Landlords cannot end a periodic tenancy by simply giving notice. They must:

1. 1Identify a valid Section 8 ground for possession
2. 2Serve a Section 8 notice in the prescribed form with the required notice period
3. 3If the tenant does not vacate, apply to the County Court for a possession order

This replaces the Section 21 route entirely. There is no mechanism for a landlord to end a tenancy without a statutory reason from 1 May 2026.

Key Implications for Landlords

• No automatic end dates — you cannot rely on a fixed term expiring to recover your property
• Need a ground to repossess — every landlord-initiated termination requires a valid Section 8 ground
• Greater tenant security — tenants cannot be required to leave without a genuine reason, which may reduce tenant turnover in practice
• No renewal paperwork — tenancies do not need renewing, reducing administrative burden
• Six-month initial period — provides a meaningful period of occupancy certainty at the start

What About Student Lets?

Private landlords letting to students do not benefit from any special exemption and must use periodic tenancies for new student lets from 1 May 2026. The six-month initial period means students cannot leave mid-term for the first six months, which provides some protection. However, student lets that previously relied on a September-to-June fixed term will need to adapt.

Updating Your Tenancy Agreements

All tenancy agreement templates must be updated before granting any new tenancy after 1 May 2026. Key changes required:

• Remove fixed start and end dates — replace with a start date only
• Update notice provisions to reflect the two-month tenant notice requirement and six-month initial period
• Remove all fixed-term renewal clauses
• Ensure rent review provisions comply with Section 13 (once per year, statutory procedure only)
• Remove any break clause provisions (these are redundant under the new regime)

Standard AST templates currently in use by most landlords will be legally incorrect after the commencement date. Many landlord associations and letting agent bodies will be publishing updated model agreements.

Transitional Arrangements

The government has confirmed transitional arrangements for tenancies already in place on 1 May 2026:

• Fixed-term tenancies already running will complete their fixed term as agreed
• On expiry, rather than requiring a new tenancy agreement, they automatically become periodic tenancies under the new rules
• Landlords should communicate this change clearly to existing tenants