Periodic Tenancies, the UK Landlord Guide for 2026 onwards

Last updated 13 August 2026. Written against primary sources and reviewed as the rules change. Applies to England unless stated otherwise.

Periodic Tenancies Explained — What UK Landlords Need To Know After May 2026

From 1 May 2026, every assured shorthold tenancy in England automatically became a periodic tenancy.

This is one of the biggest changes to the UK rental market in decades — yet many landlords are still unclear about exactly what it means in practice for their day-to-day property management.

Questions landlords are asking right now include:

Do I need to issue new tenancy agreements?
How do I increase rent on a periodic tenancy?
How do I end a tenancy now Section 21 is gone?
What notice must tenants give before leaving?
What records do I need to keep?

This guide answers all of these questions and explains everything landlords need to know about periodic tenancies in 2026.

What Is A Periodic Tenancy?

A periodic tenancy is a tenancy with no fixed end date. Instead of running for a set term — such as 6 or 12 months — a periodic tenancy rolls forward automatically from one rent period to the next until either the landlord or the tenant brings it to an end using the correct legal process.

Most periodic tenancies roll on a monthly basis, meaning the tenancy renews automatically every month unless valid notice is served by either party.

Before 1 May 2026, most private tenancies in England were Assured Shorthold Tenancies (ASTs) with fixed terms. A landlord and tenant would typically agree a 6 or 12 month fixed period, after which the tenancy would either be renewed, allowed to roll into a statutory periodic tenancy, or ended using a Section 21 notice.

From 1 May 2026, all of that changed. Under the Renters’ Rights Act 2025, every AST in England automatically converted into an Assured Periodic Tenancy (APT) — and the old Section 21 process was abolished entirely.

What Happened On 1 May 2026?

On 1 May 2026, the following changes happened simultaneously across every private assured tenancy in England:

Every existing fixed-term AST became a rolling periodic tenancy regardless of when the fixed term was due to end
Section 21 no-fault eviction notices were abolished
All fixed terms — including break clauses — became unenforceable
Rent review clauses tied to CPI, RPI or other indices became unenforceable
The only way for landlords to end a tenancy became the Section 8 possession process

These changes happened automatically by law. Landlords did not need to take any action for their tenancies to convert — it happened on the stroke of midnight on 30 April 2026.

What Happened To Existing Fixed-Term Tenancies?

Many landlords had tenancies in place that still had months left to run. A landlord who signed a 12-month AST in January 2026 might have expected that tenancy to run until January 2027.

That is not what happened.

On 1 May 2026, that tenancy became a periodic tenancy. The fixed term effectively ceased to apply. The tenancy continues to roll forward month by month until either the landlord serves a valid Section 8 notice citing a specific ground for possession, or the tenant gives 2 months written notice to quit.

This is one of the most significant practical changes for landlords to understand. There is no longer any certainty of a tenancy ending on a specific date — the tenancy continues until properly brought to an end by one of the parties following the correct legal process.

Do Landlords Need To Issue New Tenancy Agreements?

No. Landlords were not required to issue new tenancy agreements when the Renters’ Rights Act came into force. The conversion from AST to Assured Periodic Tenancy happened automatically by law.

However, landlords were required to provide all existing tenants with the official Government Information Sheet explaining the changes. This had to be provided by 31 May 2026.

Failure to provide the Information Sheet by the deadline could result in a civil penalty of up to £7,000 per tenancy.

For new tenancies starting on or after 1 May 2026, landlords must provide a written statement of the key terms of the tenancy before the tenancy begins. This replaces the old requirement to provide an AST agreement with a fixed term.

How Does Notice Work Under A Periodic Tenancy?

Notice rules under a periodic tenancy are very different from the old fixed-term system. Both landlords and tenants have specific notice obligations.

Notice From Tenants

Tenants who want to end a periodic tenancy must give:

At least 2 months written notice to quit
Notice must be given in writing
Notice must expire in line with a rental period — typically at the end of a month

This means a tenant who wants to leave can give notice at any time. They do not need to wait for any fixed term to expire. A tenant could move in one month and give notice the next — the only requirement is 2 months written notice.

This is a significant change for landlords who previously had the security of a fixed term during which tenants could not easily leave. Under the periodic tenancy regime, that security no longer exists.

Notice From Landlords

Landlords cannot simply serve notice on a tenant to end a periodic tenancy. The old Section 21 notice — which allowed landlords to seek possession without giving a reason at the end of a fixed term — has been abolished.

To end a periodic tenancy, landlords must now:

Identify a valid legal ground for possession under Schedule 2 of the Housing Act 1988
Serve a correctly completed Section 8 notice on Form 3A citing the specific ground
Wait for the relevant notice period to expire
Apply to the county court for a possession order if the tenant does not leave voluntarily
Obtain a possession order from the court
Apply for a warrant of possession if the tenant remains after the possession order is granted

This is a significantly longer and more complex process than the old Section 21 route, and it requires landlords to have a valid legal reason for wanting possession at every stage.

What Are The Main Section 8 Grounds For Possession?

Section 8 grounds are split into mandatory grounds — where the court must grant possession if the ground is proved — and discretionary grounds — where the court may or may not grant possession depending on the circumstances.

Mandatory Grounds

Ground 8 — Serious Rent Arrears
The tenant owes at least 2 months rent at both the date the notice is served and the date of the court hearing. If proved, the court must grant possession. This is the most commonly used mandatory ground for rent arrears.

Ground 1 — Landlord Or Family Member Wishes To Move In
The landlord or a named close family member needs to occupy the property as their only or main home. At least 4 months notice is required. This is a new mandatory ground introduced by the Renters’ Rights Act.

Ground 6 — Intention To Sell
The landlord intends to sell the property with vacant possession. At least 4 months notice is required. Also a new mandatory ground under the Renters’ Rights Act.

Discretionary Grounds

Ground 10 — Some Rent Arrears
The tenant is in arrears at the date of the notice but below the Ground 8 threshold. Discretionary — the court considers all circumstances.

Ground 11 — Persistent Late Payment Of Rent
The tenant has persistently delayed paying rent even if no arrears exist at the hearing date. Discretionary.

Ground 12 — Breach Of Tenancy Agreement
The tenant has breached any obligation under the tenancy agreement other than rent payment. Discretionary.

Ground 14 — Anti-Social Behaviour
The tenant or someone living at or visiting the property has caused or is likely to cause nuisance or annoyance to neighbours or has been convicted of using the property for illegal purposes. Discretionary but notice can be served and possession proceedings started immediately.

What Notice Periods Apply To Section 8?

Notice periods vary significantly depending on which ground is being used. Landlords should always check current notice period requirements before serving a Section 8 notice as these can change following legislation.

As a general guide:

Ground 8, 10 and 11 — notice periods for rent arrears grounds typically require at least 2 weeks notice
Ground 14 — anti-social behaviour — notice can be served immediately with proceedings begun on the same day in serious cases
Grounds 1 and 6 — landlord moving in or selling — require at least 4 months notice
Ground 12 — breach of tenancy — typically requires at least 2 weeks notice

Getting notice periods wrong is one of the most common reasons Section 8 notices fail. Landlords should use the current prescribed Form 3A and check the current notice period requirements carefully before serving.

How Do Rent Increases Work Under A Periodic Tenancy?

Rent increases under the Renters’ Rights Act are now strictly regulated. Landlords cannot increase rent informally or rely on rent review clauses in existing tenancy agreements.

Under the new rules:

Rent can only be increased once every 12 months
Landlords must use the formal Section 13 process
The correct notice form is Form 4A
At least 2 months written notice of the proposed increase must be given
Tenants have the right to challenge a proposed increase at the First-tier Tribunal (Property Chamber)

Any rent review clause in an existing tenancy agreement — including those tied to CPI, RPI or any other index — became unenforceable on 1 May 2026. Landlords who previously relied on automatic annual rent increases linked to inflation indices must now use the Section 13 process instead.

Landlords should also be aware that tenants have the right to challenge any proposed rent increase at the First-tier Tribunal if they consider it above the market rate. The Tribunal can confirm, reduce or — in theory — increase the proposed rent based on market evidence.

Can Tenants Leave At Any Time?

Yes. One of the most significant practical changes of the periodic tenancy regime is that tenants can give notice and leave at any time. They are not locked into any minimum period beyond giving 2 months written notice.

This means a landlord could let a property in January, find a tenant who signs up in February, and receive notice from that tenant in March — with the tenancy ending in May.

This unpredictability is one of the main reasons why rent guarantee insurance and rental income protection are becoming increasingly important tools for landlords in 2026. If a tenancy ends unexpectedly, the property enters a void period during which no rental income is received but mortgage payments and other costs continue.

Can Landlords Still Grant Fixed-Term Tenancies?

No. From 1 May 2026, landlords in England cannot grant new fixed-term assured tenancies. All new assured tenancies must be periodic from the outset.

This is a fundamental change. Landlords can no longer offer the security of a fixed 6 or 12 month term to attract tenants or to plan their rental income. All new tenancies are rolling from day one.

Do Periodic Tenancies Affect Deposit Protection?

No. Deposits taken under original ASTs remain valid and do not need to be re-registered simply because the tenancy converted to a periodic tenancy.

The conversion from AST to Assured Periodic Tenancy is treated in law as a continuing tenancy — not a new one. This means:

The deposit remains protected under the same scheme
The prescribed information does not need to be re-served
The deposit cap of 5 weeks rent continues to apply
Existing deposit protection remains valid

Landlords should always keep copies of their original deposit protection certificates and prescribed information as these may be needed if possession proceedings arise.

What Records Should Landlords Keep Under The Periodic Tenancy Regime?

Good record keeping has always been important for landlords, but under the periodic tenancy regime it is more critical than ever. If possession proceedings become necessary, landlords will need to demonstrate a clear evidence trail.

Landlords should maintain records of:

All rent payments received — date, amount and method
All communications with tenants — emails, texts and letters
All maintenance requests received from tenants
All repairs and maintenance carried out — including dates, contractor details and costs
All property inspection records — dates, findings and any tenant responses
Copies of all notices served on tenants and all notices received from tenants
Copies of original tenancy documents and all prescribed information
Gas safety certificates, EICRs and EPCs
The Government Information Sheet provided to tenants

Landlords who maintain thorough records are in a significantly stronger legal position if a Section 8 possession claim becomes necessary.

What Is Coming In Phase Two Of The Renters’ Rights Act?

The periodic tenancy changes are phase one of the Renters’ Rights Act. Further changes are expected later in 2026 and beyond.

Phase Two — Expected Late 2026

A Private Rented Sector Database requiring all landlords and rental properties to be registered
Courts will not be able to grant possession orders against landlords who are not registered on the database
A Private Rented Sector Ombudsman that all landlords will be required to join

Phase Three — Date To Be Confirmed

Extension of Awaab’s Law to private landlords — requiring damp and mould to be addressed within strict timeframes
Introduction of a Decent Homes Standard for the private rented sector

Landlords should monitor Government announcements for confirmed dates as these phases are rolled out.

What Does This Mean For Landlords Practically?

The move to periodic tenancies requires landlords to think differently about how they manage their properties. Key practical implications include:

Longer void periods are more likely. Tenants can leave at any time with 2 months notice. Landlords should have a plan for marketing properties quickly when tenancies end unexpectedly.

Possession takes longer. Without Section 21, ending a tenancy when a tenant does not want to leave requires a court process that can take many months. Building evidence of any breach early is essential.

Rent increases require planning. The Section 13 process with 2 months notice means landlords need to plan rent increases well in advance rather than applying them informally.

Documentation is everything. Every notice, every rent payment, every repair request needs to be recorded in writing. If a possession claim ever reaches court, the landlord’s paperwork will be scrutinised closely.

GOV.UK Guidance

Landlords can find official guidance on the Renters’ Rights Act and periodic tenancies here: GOV.UK Renters’ Rights Act Guidance

Frequently Asked Questions

Did I need to issue new tenancy agreements on 1 May 2026?

No. Existing tenancies converted automatically. Landlords only needed to provide the official Government Information Sheet to existing tenants by 31 May 2026.

Can landlords still grant 6 or 12 month tenancies?

No. From 1 May 2026, all new assured tenancies in England must be periodic from the outset. Fixed-term assured tenancies can no longer be granted.

How do landlords increase rent on a periodic tenancy?

Landlords must use the Section 13 process by serving Form 4A giving at least 2 months notice. Rent can only be increased once every 12 months.

What happens if a tenant stops paying rent on a periodic tenancy?

Landlords must serve a Section 8 notice citing the appropriate arrears ground and apply to court for a possession order if the tenant does not vacate voluntarily.

Do deposits need to be re-registered after conversion to a periodic tenancy?

No. The conversion is treated as a continuing tenancy. Existing deposit protection remains valid.

What is the minimum notice a tenant must give to end a periodic tenancy?

Tenants must give at least 2 months written notice to quit, expiring in line with a rental period.

Can a landlord end a periodic tenancy to sell their property?

Yes — using Ground 6 of Schedule 2 to the Housing Act 1988, provided the landlord genuinely intends to sell with vacant possession. At least 4 months notice is required.

Does the Renters’ Rights Act apply to HMOs?

Yes. The periodic tenancy rules apply to assured tenancies in HMOs as well as single-let properties.

What happens if a tenant gives less than 2 months notice?

A tenant who gives insufficient notice may remain liable for rent until the correct notice period has expired. Landlords should take legal advice in this situation.

Can tenants challenge a rent increase under a periodic tenancy?

Yes. Tenants can refer any Section 13 rent increase to the First-tier Tribunal if they consider it above market rate. The Tribunal will determine the appropriate market rent.

Final Thoughts

The shift to periodic tenancies is the most significant change to English landlord and tenant law in decades. It fundamentally changes the relationship between landlords and tenants by removing the certainty of fixed terms and the simplicity of Section 21.

The key things landlords need to remember going forward are:

All tenancies in England are now periodic with no fixed end date
Tenants can leave at any time with 2 months written notice
Landlords can only end a tenancy using Section 8 possession grounds
Rent can only be increased once a year using the Section 13 process with Form 4A
Documentation and record keeping are more critical than ever before
Professional advice is strongly recommended before serving any possession notice

Landlords who understand how periodic tenancies work and manage them professionally — with proper records, timely communication and correct legal procedures — are best placed to operate successfully in the post-Renters’ Rights Act landscape.

Periodic Tenancies Explained — What UK Landlords Need To Know After May 2026