Periodic Tenancies in England: How They Work Under the Renters' Rights Act
New tenancies in England become periodic from day one under the Renters' Rights Act. Learn notice periods, tenant rights, and what agents must change.
England only. This guide applies to private rented property in England. Wales and Scotland have separate legal frameworks — dedicated guides will be published separately.
Key takeaways
- From 1 May 2026, new assured tenancies in England are periodic from the start date — no fixed-term ASTs for most new lets.
- Tenants can give two months' notice to leave at any time under the new regime.
- Landlords can only end a periodic tenancy using valid Section 8 grounds or by mutual agreement.
- Existing fixed-term tenancies continue until expiry, then convert to periodic.
- Agents must replace fixed-term AST templates and remove unenforceable break clauses.
What changes under the Renters' Rights Act
The Renters' Rights Act 2025 replaces the assured shorthold tenancy model with periodic tenancies for new lets in England. From 1 May 2026, most new tenancy agreements have no fixed end date — they run from one rent period to the next until either party gives valid notice.
This ends the cycle of fixed-term renewals, renewal fees, and Section 21 notices served at the end of a fixed term. Agents must rethink tenancy templates, landlord advice, and void planning.