Fixed-term tenancies and assured shorthold tenancies no longer exist in England. Under the Renters’ Rights Act, all private tenancies are now assured periodic tenancies that roll month to month with no end date. There is no longer a renewal decision to make — a tenancy simply continues until the tenant gives notice or you obtain possession on a Section 8 ground.
What replaced tenancy renewal
Since 1 May 2026 the question “can I refuse to renew?” no longer applies in the way it used to. Here is the current position:
- There is no fixed term to expire. Every existing assured shorthold tenancy converted automatically to a periodic tenancy on 1 May 2026, whatever the paperwork still says.
- You cannot offer a new fixed term. Purporting to let for a fixed period after 1 May 2026 can attract a civil penalty of up to £7,000.
- Break clauses cannot be used, including in agreements signed before the change.
- Section 21 is abolished. Ending a tenancy requires a Section 8 ground, and every claim now needs a court hearing.
- The tenant gives two months’ notice to leave, whenever they choose.
So instead of deciding whether to renew, you now need a lawful reason to end the tenancy. The grounds closest to the old no-fault route — selling the property, or moving yourself or family in — cannot be used during the first 12 months of a tenancy.
For the current rules see our guides on what replaced Section 21 and the full compliance timeline.
The position before 1 May 2026 (historical)
The guidance below describes how tenancy renewal worked under the old system. It is retained for reference and no longer reflects current law.
Can landlords refuse to renew a tenancy in the UK? As a tenancy approaches the end of its fixed term, many landlords and tenants ask the same question:
Does the tenancy automatically renew — or can the landlord simply refuse?
The answer is more complicated than many people realise.
In many cases, landlords can choose not to offer a new fixed-term tenancy. However, that does not necessarily mean the tenant must leave immediately.
Here’s what landlords need to know in 2026.
What Happens When A Fixed-Term Tenancy Ends?
Most rental properties in England are let using an Assured Shorthold Tenancy (AST).
When the fixed term ends, one of three things usually happens:
- A new fixed-term tenancy is signed
- The tenancy becomes periodic (rolling month-to-month)
- The landlord begins the legal possession process
Many landlords incorrectly assume a tenancy automatically ends on the final day of the agreement — but that is often not the case.
If the tenant remains in the property and no new agreement is signed, the tenancy will commonly continue as a statutory periodic tenancy.
Can A Landlord Refuse To Renew A Tenancy?
Yes — landlords can usually decide not to offer another fixed-term agreement.
Common reasons include:
- wanting to sell the property
- concerns about the tenancy
- rent arrears issues
- repeated late payments
- plans to refurbish the property
- moving family into the property
- changing investment strategy
However, refusing to renew a tenancy is different from legally regaining possession of the property.
Even if no new tenancy agreement is offered, landlords must still follow the correct legal process if the tenant does not leave voluntarily.
Does The Tenant Have To Leave At The End Of The Fixed Term?
Not automatically.
This is one of the biggest misunderstandings in the UK rental market.
In many situations:
- the tenancy becomes periodic
- the tenant keeps legal occupancy rights
- landlords still need to serve proper notice
- court action may still be required
Landlords should avoid making assumptions or taking informal action such as:
- changing locks
- removing belongings
- shutting off utilities
- pressuring tenants to leave
Doing so could potentially lead to allegations of illegal eviction or harassment.
What Is A Periodic Tenancy?
A periodic tenancy is a rolling tenancy that continues after the fixed term expires.
It normally runs:
- monthly if rent is paid monthly
- weekly if rent is paid weekly
The original tenancy terms usually still apply unless updated formally.
For many landlords, periodic tenancies actually offer more flexibility because they avoid repeatedly renewing agreements every 6 or 12 months.
Can Landlords Increase Rent Instead Of Renewing?
Yes — many landlords choose to negotiate a rent increase instead of ending the tenancy.
This may involve:
- signing a new fixed-term agreement at a higher rent
- agreeing a voluntary increase
- using the formal legal rent increase process where applicable
In 2026, rising costs including:
- mortgage rates
- insurance
- maintenance
- licensing
- compliance costs
mean many landlords are reviewing rents more frequently than in previous years.
However, communication remains important. Unrealistic rent increases can increase void risks and tenant turnover.
When Might A Landlord Decide Not To Renew?
Every landlord situation is different.
Some common reasons include:
Persistent Late Rent
Even where arrears are eventually cleared, repeated late payments can create financial stress for landlords.
Property Sale Plans
Some landlords decide to exit the market entirely or release equity from a property.
Poor Property Care
Repeated complaints, damage issues or neighbour disputes may influence renewal decisions.
Major Refurbishment Works
Large renovation projects may not be practical with tenants in place.
Personal Circumstances
Family changes, financial pressures or relocation plans can all affect long-term rental decisions.
Common Mistakes Landlords Make
Assuming The Tenancy Automatically Ends
This is extremely common and can create legal complications.
Serving Incorrect Notices
Incorrect paperwork or timelines can delay possession significantly.
Poor Communication
Many disputes escalate unnecessarily due to unclear expectations.
Trying To Remove Tenants Informally
Landlords should never:
- change locks
- remove possessions
- force entry
- intimidate tenants into leaving
The legal process must always be followed correctly.
Best Practice For Landlords
If you do not intend to renew a tenancy:
- communicate early
- keep discussions professional
- document conversations in writing
- understand notice requirements
- seek legal guidance if unsure
Good communication often prevents disputes and helps both sides plan properly.
Frequently Asked Questions
Does A Tenancy Automatically Renew In The UK?
Not exactly. Many tenancies automatically become periodic if neither side signs a new agreement.
Can Tenants Stay After The Fixed Term Ends?
Yes, in many situations tenants can remain legally in the property unless proper legal steps are taken.
Can A Landlord Refuse Renewal Without Giving A Reason?
In many cases landlords may choose not to offer another fixed-term agreement, although possession rules and legal notice requirements still apply.
What Happens If Neither Side Signs A New Agreement?
The tenancy will often continue as a rolling periodic tenancy.
Can A Landlord Evict A Tenant At The End Of The Fixed Term?
Not automatically. Legal notice procedures and sometimes court action may still be required.
Final Thoughts
Understanding what happens at the end of a tenancy is important for both landlords and tenants.
Many landlords incorrectly assume fixed terms simply “expire” automatically, but UK tenancy law is often more nuanced than that.
By understanding the correct legal process, communicating clearly, and planning ahead, landlords can avoid unnecessary disputes and protect their investment professionally.
Related Articles
- Can Landlords Still Evict Tenants After Section 21 Ends?
- What The Renters’ Rights Act Means For Landlords In 2026
- How Much Rent Arrears Before A Landlord Can Evict?
- What Documents Must Landlords Provide Tenants In The UK?
Last reviewed 30 July 2026. This article has been updated to reflect the Renters’ Rights Act changes of 1 May 2026. Information only — not legal advice.