Periodic Tenancies — How Renting Changes from May 2026
From 1 May 2026, fixed-term assured shorthold tenancies are replaced by assured periodic tenancies across the private rented sector in England. This is one of the most fundamental changes to how renting works in decades.
What Changes for Landlords?
Under the new regime, tenancies no longer have a fixed end date. All new tenancies from 1 May 2026 must be periodic — meaning they roll on indefinitely until either the tenant gives notice to leave or the landlord successfully applies for possession using a valid legal ground.
Existing fixed-term tenancies that expire after 1 May 2026 will automatically convert to periodic tenancies. Landlords will not be able to use the expiry of the fixed term as a reason to end the tenancy.
- 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
What Landlords Should Do Now
Ensure tenancy documentation, rent review processes and compliance records are robust from the outset. The intention is to provide greater tenant security while retaining lawful routes for landlords to regain possession.
Without Section 21 as a fallback, getting documentation right from day one is critical.
View Section 8 groundsKey Implications for Landlords
The shift to periodic tenancies has significant practical implications for how landlords manage their properties. The key areas to address are:
Documentation Must Be Right
Correct tenancy documentation from the outset is essential. Errors that were previously curable may now defeat possession. Every document must be served correctly and on time — including gas safety certificates, EPCs, deposit protection and the How to Rent guide.
Ongoing Compliance
Compliance is not a one-off exercise. Landlords must maintain compliance throughout the tenancy — renewing gas safety certificates annually, keeping EPCs current, and ensuring deposit protection remains valid.
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 under the new regime.
Frequently 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?
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.
Get Advice on Periodic Tenancies
We can advise on how the new periodic tenancy regime affects your properties and what you need to do to prepare.
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