What Is a Periodic Tenancy?

The Renters’ Rights Act 2025 has fundamentally changed how private residential tenancies work in England.

One of the biggest changes is the introduction of assured periodic tenancies, which have replaced the traditional fixed-term Assured Shorthold Tenancy (AST) for most private rented properties covered by the legislation.

Since 1 May 2026, new private rented tenancies are generally assured periodic tenancies, while existing assured and assured shorthold tenancies have moved into the new periodic tenancy system. (GOV.UK)

But what is a periodic tenancy, how does an assured periodic tenancy work, and what does the Renters’ Rights Act 2025 mean for landlords and tenants?

This guide explains everything landlords and tenants need to know about periodic tenancies under the Renters’ Rights Act, including tenancy agreements, notice periods, rent payments, ending a tenancy and landlord possession.

What Is a Periodic Tenancy?

A periodic tenancy is a tenancy that continues on a rolling basis rather than having a fixed end date.

Under the new Renters’ Rights Act 2025, an assured tenancy cannot have a fixed term or an end date. Instead, it runs from one rental period to the next.

For example, a tenancy might run:

• Monthly

• Weekly

• Fortnightly, where applicable

The tenancy continues until either the tenant ends it, the landlord lawfully regains possession, or both parties agree to end the tenancy. (GOV.UK)

In simple terms:

A periodic tenancy is a rolling tenancy with no fixed end date.

This is one of the most important changes introduced by the Renters’ Rights Act 2025.

What Is an Assured Periodic Tenancy?

An assured periodic tenancy (APT) is the new standard form of tenancy for most private rented properties in England following the Renters’ Rights Act.

Under the new rules, an assured periodic tenancy:

• Has no fixed end date

• Runs on a rolling basis

• Is linked to the period for which rent is payable

• Continues until it is lawfully ended

• Replaces the traditional fixed-term AST system for most private rentals

The Government confirms that new tenancies created from 1 May 2026 are assured periodic tenancies. Existing assured shorthold tenancies also automatically became assured periodic tenancies on that date. (GOV.UK)

When Did Periodic Tenancies Become Mandatory?

The new periodic tenancy rules came into force on:

1 May 2026

This date is particularly important for landlords and tenants.

From 1 May 2026:

New private rented tenancies covered by the legislation must operate as assured periodic tenancies.

Existing assured shorthold tenancies also transitioned into the new system.

The Renters’ Rights Act therefore ended the ability to create traditional fixed-term assured tenancies within the scope of the new rules. (Legislation.gov.uk)

What Happened to Existing Fixed-Term Tenancies?

This is one of the biggest questions landlords and tenants have about the Renters’ Rights Act 2025.

If a tenant had an existing assured shorthold tenancy before 1 May 2026, it generally automatically became an assured periodic tenancy on that date.

If the tenancy agreement previously contained an end date, that end date no longer applies under the new regime. (GOV.UK)

For example:

Old tenancy:
1-year AST ending 31 December 2026.

After 1 May 2026:
The tenancy continues as an assured periodic tenancy and the December 2026 end date no longer applies.

The tenant did not need to sign a new tenancy agreement for this change to take effect.

Do Landlords Need a New Tenancy Agreement?

Not necessarily.

If an existing tenancy had a written agreement before 1 May 2026, the landlord does not generally need to replace the agreement simply because the tenancy has become periodic.

Instead, landlords were required to provide the Government’s Renters’ Rights Act Information Sheet 2026 to relevant existing tenants by 31 May 2026. (GOV.UK)

For new tenancies created after 1 May 2026, landlords must provide specified written information about the key terms of the tenancy.

This information can be included within a written tenancy agreement.

Failure to provide the required information can potentially result in a fine of up to £7,000. (GOV.UK)

Can a Periodic Tenancy Have an End Date?

No.

One of the defining features of the new assured periodic tenancy is that it cannot have a fixed end date.

A landlord cannot simply write into an assured tenancy agreement that the tenancy will automatically end after 6 or 12 months.

The Renters’ Rights Act makes provisions attempting to create a fixed term ineffective for assured tenancies covered by the legislation. (Legislation.gov.uk)

This means phrases such as:

“This tenancy will end on 31 October 2027”

will not operate as a valid fixed end date for an assured periodic tenancy.

Instead, the tenancy continues on a rolling basis.

How Long Does a Periodic Tenancy Last?

There is no predetermined maximum length for the tenancy itself.

A periodic tenancy can continue for months or years.

What changes is the rental period.

The Renters’ Rights Act provides that assured tenancy periods must correspond with the period for which rent is payable and cannot exceed one month. (Legislation.gov.uk)

For many private rentals, this means the tenancy will operate on a monthly rolling basis.

For example:

1 January → 31 January

1 February → 28 February

1 March → 31 March

The tenancy continues automatically from one period to the next unless it is lawfully ended.

How Does a Monthly Periodic Tenancy Work?

Suppose a tenant rents a property for £1,200 per month.

Under the new periodic tenancy system:

• The tenant pays £1,200 per month.

• There is no fixed end date.

• The tenancy rolls forward each month.

• The tenant can end the tenancy by giving the required notice.

• The landlord cannot simply ask the tenant to leave without following the legal possession process.

This provides the tenant with greater security while allowing the tenancy to remain flexible.

Can a Tenant End a Periodic Tenancy?

Yes.

Under the new rules, a tenant can normally end an assured periodic tenancy by giving two months’ notice.

The notice must be given in writing and should generally end on the day rent is due or the day before rent is due. (GOV.UK)

For example, if rent is payable on the first of every month, the tenant needs to make sure their notice complies with the relevant rules.

The tenant remains responsible for paying rent during the notice period.

Can a Tenant Give Less Than Two Months’ Notice?

In certain circumstances, yes.

The Government’s guidance includes transitional arrangements for some tenancies that existed before 1 May 2026.

For example, if the previous tenancy agreement contained a shorter notice period that continues to apply under the transitional rules, the tenant may be able to give less than two months’ notice. (GOV.UK)

Landlords and tenants should therefore check the history and terms of the individual tenancy rather than assuming that every tenancy has exactly the same notice requirements.

Can a Landlord End a Periodic Tenancy?

Yes, but this is where the Renters’ Rights Act 2025 has made one of its biggest changes.

A landlord cannot simply end an assured periodic tenancy because the fixed term has expired.

There is no fixed term to expire.

Instead, a landlord generally needs to rely on a statutory ground for possession and follow the correct legal process.

This is closely connected to the abolition of Section 21 no-fault evictions.

From 1 May 2026, landlords cannot use the Section 21 process for new possession cases covered by the reforms. (GOV.UK)

Periodic Tenancy and Section 8 Notices

The move to periodic tenancies means that Section 8 possession proceedings are particularly important for landlords.

Where a landlord wants to recover possession, they generally need to rely on one or more statutory grounds for possession.

These grounds can include circumstances such as:

• Rent arrears

• Antisocial behaviour

• Serious tenancy breaches

• The landlord wanting to sell the property

• The landlord or certain family members wanting to move into the property

• Other statutory circumstances

The landlord must use the appropriate possession procedure and give the tenant the required notice.

If the tenant does not leave, the landlord may need to apply to court for a possession order.

Therefore:

Periodic tenancy does not mean a landlord can never recover possession.

It means the landlord must follow the statutory possession process rather than relying on the end of a fixed term or a new Section 21 notice.

Periodic Tenancy vs Fixed-Term Tenancy

Understanding the difference between the old and new systems is essential.

The Renters’ Rights Act 2025 has effectively moved the private rented sector away from fixed-term assured tenancies and towards rolling periodic tenancies. (Legislation.gov.uk)

What Does the Renters’ Rights Act Mean for Landlords?

For landlords, the new periodic tenancy rules require a change in the way properties are managed.

Landlords should understand that:

You Cannot Create a New Fixed-Term AST

New assured tenancies within the scope of the legislation are periodic.

You Cannot Rely on a Fixed End Date

A tenancy cannot simply terminate because the original 6 or 12-month period has expired.

Section 21 Is No Longer Available for New Possession Cases

Landlords need to use the appropriate statutory possession grounds and procedures.

Rent Reviews Have New Rules

The Renters’ Rights Act also introduces new requirements around rent increases, so landlords should follow the correct process.

Tenancy Information Must Be Provided

Landlords need to provide the required written information to tenants for new tenancies and comply with transitional information requirements for existing tenancies. (GOV.UK)

What Does the Periodic Tenancy Mean for Tenants?

For tenants, the new assured periodic tenancy system provides greater security and flexibility.

A tenant no longer has to worry about their fixed-term tenancy simply reaching its end date and potentially needing to negotiate a new agreement.

Instead, the tenancy continues automatically.

The landlord must have a legal reason and follow the correct possession process if they want the tenant to leave.

The Government describes the changes as providing renters with greater security in their homes. (GOV.UK)

Can a Landlord Increase Rent During a Periodic Tenancy?

Yes, but landlords must comply with the new rent-increase rules.

The Renters’ Rights Act introduces changes to how rent can be increased for assured periodic tenancies.

In general, landlords cannot increase rent more than once a year, and the correct statutory process must be followed.

Tenants also have the ability to challenge a proposed rent increase where they believe it exceeds the market rent, subject to the applicable rules. (GOV.UK)

Landlords should therefore avoid simply changing the rent amount informally or without the correct notice.

Can a Landlord Put a 12-Month Term in a New Tenancy Agreement?

For an assured tenancy covered by the new rules, the tenancy cannot operate as a fixed 12-month term.

A landlord can have a written tenancy agreement setting out the terms of the tenancy, but the tenancy itself must operate as a periodic tenancy rather than having a legally effective fixed end date.

The Government specifically states that landlords cannot create an assured tenancy agreement with an end date. (GOV.UK)

What Happens If a Landlord Includes a Fixed End Date?

Under the Renters’ Rights Act, a term attempting to make an assured tenancy a fixed-term tenancy has no legal effect.

In other words, simply writing an end date into the agreement does not override the legislation.

The tenancy remains periodic.

The Government also states that a landlord could face enforcement action if they attempt to create an assured periodic tenancy with an end date. (GOV.UK)

What Happens If the Tenant Stops Paying Rent?

The introduction of periodic tenancies does not remove a landlord’s rights where rent is unpaid.

Rent arrears can provide grounds for possession, subject to the specific statutory requirements.

A landlord should keep detailed records of:

• Rent due

• Rent received

• Dates of payments

• Amount outstanding

• Correspondence with the tenant

• Any repayment agreements

If rent arrears become significant, landlords should consider obtaining appropriate legal or professional advice before starting possession proceedings.

Periodic Tenancy and Landlord Property Sales

One common concern among landlords is:

“Can I still sell my rental property if the tenancy is periodic?”

Yes.

The Renters’ Rights Act introduced a specific possession ground for a landlord who intends to sell the property, subject to the statutory requirements.

The important point is that a landlord cannot simply tell the tenant that their periodic tenancy is ending because the property is being sold.

The landlord must use the appropriate legal possession ground and follow the required procedure.

This is one reason understanding Section 8 notices and the new possession grounds is so important for landlords.

Periodic Tenancy and Landlords Moving Back Into Their Property

Similarly, a landlord who wants to move back into a rental property can potentially use the relevant possession ground, provided the statutory requirements are met.

The Renters’ Rights Act includes a possession ground relating to occupation by the landlord or certain family members.

There are restrictions around when these grounds can be used, particularly in relation to new tenancies.

Landlords should therefore check the current rules before serving notice.

Periodic Tenancy Checklist for Landlords

If you are a landlord in England, consider reviewing the following:

• Confirm your tenancies are operating under the new periodic tenancy rules

• Review existing tenancy agreements

• Understand which terms from old fixed-term agreements remain relevant

• Provide the required Renters’ Rights Act information

• Use compliant tenancy documentation for new tenants

• Understand the new rent increase procedure

• Review your possession procedures

• Understand the new Section 8 grounds

• Do not issue new Section 21 notices

• Keep accurate rent and tenancy records

• Check your property licensing requirements

• Make sure your letting agent understands the new rules

Final Thoughts: Periodic Tenancies Under the Renters’ Rights Act 2025

The introduction of assured periodic tenancies is one of the most significant changes brought about by the Renters’ Rights Act 2025.

Since 1 May 2026, most private rented tenancies in England no longer operate as traditional fixed-term ASTs.

Instead, they operate on a rolling basis with no fixed end date.

For tenants, this means greater continuity and security.

For landlords, it means changing the way tenancy agreements, rent increases and possession proceedings are managed.

The most important thing for landlords to understand is that a periodic tenancy does not mean a property can never be recovered. Landlords can still regain possession where a statutory ground applies, but they must use the correct legal process.

For tenants, the key benefit is that a tenancy does not simply come to an end because a six- or twelve-month fixed term has expired.

The Renters’ Rights Act 2025 periodic tenancy rules have changed the structure of private renting in England — and understanding these changes is essential for both landlords and tenants.

If you are a landlord, now is the time to review your tenancy agreements, possession procedures and compliance processes to ensure they reflect the new periodic tenancy system.

This article is intended for general information and is not legal advice. Housing legislation is detailed and individual circumstances can affect the rules that apply. Always check the latest Government guidance or obtain professional legal advice where appropriate.

Official Government Guidance

For the latest information, see the GOV.UK guide to assured periodic tenancies for landlords, the GOV.UK guide to assured periodic tenancies for tenants and the Renters’ Rights Act 2025 legislation.