7 July 2026 · 6 min read
Fixed-Term Tenancies Are Gone — What Is a Periodic Tenancy and What Does It Mean for You?
Written by the RentingRights team, based on official GOV.UK guidance. Last reviewed: 7 July 2026.
A periodic tenancy is a tenancy that rolls on automatically from one period to the next, rather than running for a fixed length of time. Since 1 May 2026, most fixed-term tenancies in England have been converted to periodic tenancies under the Renters Rights Act 2025. This is one of the biggest practical changes for private tenants, and it affects when you can leave, when your landlord can ask you to leave, and how much flexibility you have.
What a periodic tenancy actually is
Under a periodic tenancy, your agreement continues indefinitely until either you or your landlord gives notice to end it. The period is usually the same as your rent period. If you pay rent monthly, the tenancy runs from month to month. If you pay weekly, it runs from week to week.
You do not sign a new contract every period. The same terms that applied to your original tenancy continue, with the new legal limits added by the Renters Rights Act 2025. For example, your landlord can no longer rely on an old rent increase clause to raise the rent, and they cannot evict you without a specific legal ground.
What changed on 1 May 2026
Before 1 May 2026, landlords and tenants could agree to fixed-term contracts, often six or twelve months long, with a start date and an end date. During a fixed term, tenants could usually only leave early if the contract allowed it, and landlords could not evict without a reason unless they used a Section 21 notice.
The Renters Rights Act 2025 abolished fixed-term assured shorthold tenancies. From 1 May 2026, all new and existing qualifying tenancies became periodic. This means you are no longer tied into a fixed term, and you can end the tenancy by giving your landlord two months' written notice. It also means your landlord can no longer use a Section 21 no-fault eviction notice. To evict you, they must use a Section 8 notice and rely on a specific ground. Read more about what to do if a landlord still tries to use the old route in our guide on what to do if your landlord still tries to evict you.
How a periodic tenancy affects your rights and responsibilities
Your core rights and responsibilities do not disappear when the tenancy becomes periodic. You still have to pay rent, look after the property, and report disrepair. Your landlord still has to keep the property safe and carry out most repairs.
What changes is the flexibility. You can leave without waiting for a fixed term to end, provided you give the correct notice. Your landlord can only increase the rent once per year using the proper Section 13 process and Form 4A. They cannot simply impose a new rent because the fixed term has ended. And they must use a valid reason to seek possession, not just because they want the property back. The reasons a landlord can use are explained in our guide to the grounds for possession in England.
How to end a periodic tenancy as a tenant
To end a periodic tenancy, you must give your landlord at least two months' written notice. The notice must end on the day the rent is due, or the day before. For example, if your rent is due on the 5th of each month, your notice must end on the 4th or the 5th.
The notice should be clear, in writing, and kept for your records. If you have a joint tenancy, all tenants must usually agree to give notice. If you leave without giving proper notice, you may still be liable for rent until the correct notice period ends.
If your landlord has not given you the required Renters Rights Act Information Sheet 2026, that is a separate breach and does not stop you from giving notice. But it may affect other steps the landlord can take, so it is worth keeping a record.
How a landlord can end a periodic tenancy
A landlord cannot end a periodic tenancy simply by asking you to leave. They must serve a Section 8 notice that states a specific legal ground and gives you the correct notice period. Common grounds include serious rent arrears, wanting to sell the property, or wanting to move in themselves or a close family member. Some grounds cannot be used in the first 12 months of the tenancy.
After the notice period expires, if you do not leave, the landlord must apply to the court for a possession order. Only a court can order you to leave, and only a court-appointed bailiff or High Court enforcement officer can carry out an eviction. Your landlord cannot change the locks, remove your belongings, or cut off your services to force you out. That would be illegal eviction and potentially a criminal offence.
If you receive a notice, check the ground, the notice period, and the form carefully. Mistakes can make the notice invalid. You can read about the full set of grounds in our grounds for possession in England guide.
If you are in a periodic tenancy and want to know exactly what your landlord can and cannot do, get a free answer at rentingrights.co.uk, no account needed.
Disclaimer: RentingRights provides legal information only, not legal advice. This information reflects the law in England as of May 2026 and is sourced from GOV.UK under the Open Government Licence v3.0. Laws and guidance change, so always verify against current GOV.UK guidance before taking action. We are an independent service operated by Olivian Group Ltd and are not affiliated with or endorsed by the government. For advice on your specific situation, consult a qualified housing solicitor or contact Shelter on 0808 800 4444.
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Frequently asked questions
- What is a periodic tenancy in England?
- A periodic tenancy is a tenancy that rolls on automatically from one period to the next, usually month to month, with no fixed end date. It continues until either the tenant or the landlord gives proper notice to end it.
- Are fixed-term tenancies still legal in 2026?
- No. Since 1 May 2026, fixed-term assured shorthold tenancies have been abolished by the Renters Rights Act 2025. All qualifying private tenancies in England are now periodic.
- How much notice do I have to give to leave a periodic tenancy?
- You must give your landlord at least two months' written notice. The notice must end on the day the rent is due, or the day before.
- Can my landlord evict me from a periodic tenancy without a reason?
- No. Your landlord must use a Section 8 notice and rely on a specific legal ground. No-fault Section 21 evictions have been abolished. They must also apply to the court if you do not leave after the notice period ends.
- Does my old tenancy agreement still apply?
- Yes, most of the terms continue. But the Renters Rights Act 2025 overrides anything that tries to remove your new rights. For example, old rent increase clauses cannot be used for new rent increases after 1 May 2026.
- What happens if my landlord tries to change the locks or force me out?
- That is illegal eviction and may be a criminal offence. Only a court can order you to leave, and only a court-appointed bailiff can enforce it. Contact the police, your local council's tenancy relations team, and Shelter for advice.