The End of Fixed-Term Tenancies

From 1 May 2026, fixed-term tenancies are abolished. Every assured tenancy in England — new and existing — becomes a periodic tenancy that rolls month to month. Tenants can leave with two months' notice at any time. Landlords can only end tenancies using Section 8 grounds.

Currently, most tenancies start as fixed-term agreements (typically 6 or 12 months). The tenant commits to staying for the full term, and the landlord commits to not seeking possession during that period. After the fixed term ends, the tenancy becomes periodic (rolling month to month).

The Renters' Rights Act 2025 fundamentally changes this:

• All new tenancies granted on or after 1 May 2026 will be periodic from day one
• All existing fixed-term tenancies automatically convert to periodic on 1 May 2026
• The concept of a fixed-term assured shorthold tenancy ceases to exist
• You can still grant a tenancy agreement with terms and conditions — but you cannot lock a tenant in for a minimum period

Tenant notice rights:

• Tenants can end the tenancy at any time by giving 2 months' notice
• There is no minimum tenancy period for the tenant
• Notice can be given from day one of the tenancy

Landlord protections:

• Certain Section 8 grounds (such as Ground 1 for moving in and Ground 1A for selling) cannot be used in the first 12 months
• Serious grounds (antisocial behaviour, rent arrears) can be used at any time
• Section 8 grounds for sale and landlord occupation require 4 months' notice

The move to periodic tenancies changes how you think about tenant retention and property management:

• Tenant retention matters more: When tenants can leave at any time, keeping good tenants becomes crucial. Responsive maintenance and professional management reduce turnover.
• No guaranteed minimum income: You can no longer count on 6 or 12 months' guaranteed rent. Factor this into financial planning.
• Existing agreements still apply: The terms of your tenancy agreement (aside from the fixed-term element) remain valid. Obligations around repairs, deposits, and behaviour continue.
• Break clauses are redundant: Since tenants can give notice at any time, break clauses have no practical effect.
• Student lets: Ground 4A provides a mechanism for purpose-built student accommodation to operate on academic year cycles, but standard student lets will become periodic like everything else.

• 1 May 2026: All existing fixed-term tenancies automatically convert to periodic. All new tenancies are periodic from day one.
• Tenant notice: 2 months from the date notice is given
• Landlord notice (Grounds 1, 1A, 6): 4 months, and cannot be used in the first 12 months

Q: My tenant is in a 12-month fixed term that ends in September 2026. What happens?

A: The fixed-term element ends on 1 May 2026, when the tenancy automatically converts to periodic. From that date, the tenant can give 2 months' notice to leave. The other terms of your agreement remain in place.

Q: Can I still use a tenancy agreement?

A: Absolutely. You should still have a written tenancy agreement setting out terms, rent amount, obligations, and other conditions. The only change is that you cannot include a fixed minimum term that prevents the tenant from giving notice.

Q: What if a tenant gives notice and leaves after just one month?

A: The tenant must give 2 months' notice. They cannot leave with less notice than this. If they abandon the property without proper notice, they remain liable for rent until the notice period expires.

Q: Does my existing deposit need to be re-protected?

A: No. When a fixed-term tenancy converts to periodic on 1 May 2026, the existing deposit protection remains valid. You do not need to re-register or re-protect the deposit.

• Review your financial planning — budget for the possibility that tenants may give notice sooner than expected
• Focus on tenant retention through responsive management and fair treatment
• Check that your tenancy agreement template is updated for the new periodic regime
• Ensure your inventories and check-in documentation are thorough (more frequent turnovers mean more potential disputes)
• Talk to your agent about their approach to tenant retention and void management