Periodic Tenancies — How Renting Changes from May 2026
From 1 May 2026, fixed-term tenancies are replaced by rolling periodic tenancies. Tenancies no longer have a fixed end date — and landlords can only end them using valid legal grounds.
Book a Rental ValuationWhat Changes for Landlords?
Under the Renters' Rights Act, all new tenancies from 1 May 2026 must be periodic — meaning they roll on indefinitely without a fixed end date. Existing fixed-term tenancies will also convert to periodic tenancies when they expire.
This is one of the most fundamental changes to the private rented sector in decades. The concept of a tenancy "expiring" at the end of a fixed term no longer exists. Tenancies continue until either the tenant gives notice to leave or the landlord successfully applies for possession using a valid legal ground.
- Tenancies no longer have a fixed end date
- Tenants can leave with two months' notice at any time
- Landlords can only end a tenancy using valid legal grounds
- The concept of a tenancy "expiring" no longer exists
- Existing fixed-term tenancies convert to periodic when they expire
How Managed Lettings Helps
Compliance from day one
Our managed lettings service ensures correct documentation from the outset, ongoing compliance monitoring and early intervention when issues arise. Under the periodic tenancy regime, getting documentation right from day one is more important than ever.
View managed lettingsWhat Landlords Need to Do Differently
The shift to periodic tenancies requires landlords to change how they think about tenancy management. Key areas to address include:
Documentation Must Be Right
Correct tenancy documentation from the outset is essential. Errors that were previously curable under the fixed-term regime may now defeat possession claims. Every document must be served correctly and on time.
Ongoing Compliance
Compliance is not a one-off exercise. Landlords must maintain compliance throughout the tenancy — including gas safety, EPC, deposit protection and all other statutory requirements.
Legal Grounds Only
Possession requires valid legal grounds under Section 8. Understanding which grounds apply to your situation — and how to use them correctly — is essential for every landlord.
Related: Section 8 Possession Grounds
Without Section 21, all possession claims must rely on specific legal grounds under Section 8. Understanding which grounds are available — and how to use them correctly — is essential for landlords under the new regime.
View Section 8 grounds explainedFrequently Asked Questions
What happens to my existing fixed-term tenancy?
Existing fixed-term tenancies that expire after 1 May 2026 will convert to periodic tenancies. You will not be able to use the expiry of the fixed term as a reason to end the tenancy — you will need to use a valid Section 8 ground.
Can I still agree a minimum term with a tenant?
No. The Renters' Rights Act abolishes fixed-term tenancies. All tenancies must be periodic from 1 May 2026. You cannot agree a minimum term that prevents the tenant from leaving or that gives you the right to end the tenancy at a fixed date.
How much notice does a tenant need to give to leave?
Tenants must give two months' notice to end a periodic tenancy. This notice can be given at any time — there is no minimum period before a tenant can give notice to leave.
Can I still plan for void periods?
Yes, but you will need to plan differently. Without a fixed end date, you cannot plan for a void period at the end of a fixed term. You will need to manage your property on the basis that the tenancy will continue until the tenant gives notice or you successfully apply for possession.
Book a Rental Valuation
Tell us about your property and we will explain how our managed service handles the new periodic tenancy regime.
Prefer to call? 01244 757352