The UK rental market contains a variety of tenancy arrangements, each offering different rights and responsibilities for landlords and tenants. One of the most common yet often misunderstood arrangements is the periodic tenancy. Since the Renters’ Rights Act 2025 came into force on 1 May 2026, periodic tenancies have become the standard for private renting in England, yet many tenants and landlords are still unsure how they work. Similarly, landlords may be uncertain about notice periods, rent increases, and their rights when managing periodic tenancies.
A periodic tenancy provides flexibility for both parties because it does not have a fixed end date. Instead, it continues automatically from one rental period to the next until either the landlord or tenant decides to end the agreement by serving the appropriate notice. Understanding how periodic tenancies work is important for anyone involved in the UK rental sector. Whether you are a landlord managing investment properties or a tenant considering your housing options, knowing the rules surrounding periodic tenancies can help avoid disputes and ensure compliance with legal requirements.
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What Is a Periodic Tenancy?
A periodic tenancy is a rental agreement that runs continuously without a predetermined end date. Rather than lasting for a fixed period such as six or twelve months, the tenancy renews automatically according to the rent payment schedule.
For example, if rent is paid monthly, the tenancy usually continues on a month-to-month basis. If rent is paid weekly, the tenancy generally renews every week.
Until May 2026, periodic tenancies were most common after a fixed-term tenancy ended and the tenant stayed on. Since 1 May 2026, nearly all new and existing private tenancies in England are periodic from the start.
How Periodic Tenancies Are Created
Before 1 May 2026, a periodic tenancy usually arose in one of two ways. A contractual periodic tenancy was created where the original tenancy agreement said the tenancy would continue periodically after the fixed term ended. A statutory periodic tenancy arose automatically under the Housing Act 1988 when a tenant stayed on after a fixed-term assured shorthold tenancy ended and no new fixed term was signed. Since 1 May 2026 this distinction matters much less: private assured tenancies in England are periodic from the first day, and existing tenancies became assured periodic tenancies on that date.
Why Periodic Tenancies Are Common
Periodic tenancies have become increasingly common because they offer flexibility. Many tenants appreciate the freedom to move without committing to another long fixed-term agreement, while landlords can continue receiving rental income without the need to create new contracts every few months.
Why Fixed-Term Tenancies Were Replaced
The Renters’ Rights Act 2025 became law on 27 October 2025, and its main tenancy changes came into force in England on 1 May 2026. From that date, existing assured shorthold tenancies became assured periodic tenancies, new private tenancies must be periodic, and landlords can no longer end a tenancy with a section 21 ‘no fault’ notice. Tenancies now run on a rolling basis, usually monthly, and a rent period cannot be longer than one month.
Under the old system, a fixed end date created uncertainty at every renewal: even a tenant who paid on time and looked after the property could be asked to leave simply because the term had ended. The government’s aim is to give renters greater security so they can stay in their homes for longer. A tenancy now continues until the tenant gives notice, both sides agree to end it, or the landlord obtains possession on a legal ground.
Landlords with existing written agreements did not need to issue new ones, but they had to give tenants the government’s Renters’ Rights Act Information Sheet by 31 May 2026 or risk a fine of up to £7,000. Trying to grant a new fixed term can also lead to a fine. For more on the end of no fault evictions, read our guide to the Section 21 ban.
Fixed-Term vs Periodic Tenancies
Although both arrangements involve renting a property, there are significant differences between fixed-term and periodic tenancies.
Since 1 May 2026, new private tenancies in England cannot be fixed-term, so this comparison mainly helps when reading older agreements.
<thead>
<tr style="background:linear-gradient(90deg,#AE1649,#7A0F33);">
<th style="padding:14px; text-align:left; color:#fff; font-size:12px; text-transform:uppercase; letter-spacing:.4px;">Feature</th>
<th style="padding:14px; text-align:left; color:#fff; font-size:12px; text-transform:uppercase; letter-spacing:.4px;">Fixed-Term Tenancy</th>
<th style="padding:14px; text-align:left; color:#fff; font-size:12px; text-transform:uppercase; letter-spacing:.4px;">Periodic Tenancy</th>
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<td style="padding:14px; border-bottom:1px solid #e5e7eb; font-weight:600;">End Date</td>
<td style="padding:14px; border-bottom:1px solid #e5e7eb;">Has a specified end date</td>
<td style="padding:14px; border-bottom:1px solid #e5e7eb;">Continues indefinitely</td>
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<tr style="background:#fafafa;">
<td style="padding:14px; border-bottom:1px solid #e5e7eb; font-weight:600;">Flexibility</td>
<td style="padding:14px; border-bottom:1px solid #e5e7eb;">Less flexible</td>
<td style="padding:14px; border-bottom:1px solid #e5e7eb;">More flexible</td>
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<td style="padding:14px; border-bottom:1px solid #e5e7eb; font-weight:600;">Renewal Requirement</td>
<td style="padding:14px; border-bottom:1px solid #e5e7eb;">Often requires renewal or extension</td>
<td style="padding:14px; border-bottom:1px solid #e5e7eb;">Automatically continues</td>
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<tr style="background:#fafafa;">
<td style="padding:14px; border-bottom:1px solid #e5e7eb; font-weight:600;">Tenant Notice</td>
<td style="padding:14px; border-bottom:1px solid #e5e7eb;">Usually governed by contract terms</td>
<td style="padding:14px; border-bottom:1px solid #e5e7eb;">At least two months, unless a shorter period is agreed in writing</td>
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<td style="padding:14px; border-bottom:1px solid #e5e7eb; font-weight:600;">Landlord Management</td>
<td style="padding:14px; border-bottom:1px solid #e5e7eb;">More predictable occupancy period</td>
<td style="padding:14px; border-bottom:1px solid #e5e7eb;">Greater flexibility but less certainty</td>
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<td style="padding:14px; font-weight:600;">Mobility for Tenants</td>
<td style="padding:14px;">Lower</td>
<td style="padding:14px;">Higher</td>
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Rights and Responsibilities During a Periodic Tenancy
Many people mistakenly believe that tenancy terms disappear once a fixed-term agreement ends. In reality, most of the original terms continue to apply during a periodic tenancy.
Rent Obligations
Tenants remain responsible for paying rent on time according to the existing agreement. The payment schedule generally determines the tenancy period, usually weekly or monthly; since 1 May 2026 the period of an assured tenancy cannot be longer than one month.
Failure to pay rent can lead to legal action and may eventually result in possession proceedings.
Property Maintenance
Landlords continue to have obligations regarding repairs and maintenance. They remain responsible for maintaining the structure of the property, heating systems, plumbing, electrical installations, and other legally required repairs.
Tenants are still expected to look after the property responsibly and report maintenance issues promptly.
Deposit Protection
If a deposit was taken during the original tenancy, deposit protection requirements continue to apply throughout the periodic tenancy.
The deposit remains protected under the same tenancy deposit scheme until the tenancy officially ends.
Access to the Property
Landlords must continue following legal procedures when accessing the property. Except in emergencies, landlords should give reasonable notice before entering, and at least 24 hours’ notice in writing to inspect the condition of the property.
Tenants retain their right to quiet enjoyment of the property throughout the tenancy.
Notice Periods in Periodic Tenancies
One of the most important aspects of a periodic tenancy is understanding how notice periods work.
Notice Given by Tenants
Tenants wishing to leave a periodic tenancy must normally provide notice in accordance with the tenancy terms and legal requirements.
Since 1 May 2026, tenants need to give at least two months’ notice in writing (a letter, email or text is fine), timed so the tenancy ends on a day rent is due or the day before. A landlord cannot require more than two months, and both sides can agree a shorter period or an earlier end date in writing. Rent remains payable until the tenancy ends. Some tenancies that began before 1 May 2026 can still use a shorter notice period set out in the original agreement.
Providing proper notice helps ensure a smooth end to the tenancy and reduces the risk of disputes over rent liability.
Notice Given by Landlords
Landlords cannot simply ask tenants to leave immediately. Specific legal procedures must be followed.
Since 1 May 2026, landlords in England can no longer use section 21 ‘no fault’ notices. To end a tenancy they must serve a section 8 notice (Form 3A) relying on one or more grounds for possession, give the notice period that applies to each ground and, if the tenant does not leave, apply to court for a possession order.
Notice is four months for grounds such as the landlord selling or moving in (Grounds 1 and 1A), which cannot be used to end a tenancy within its first 12 months; four weeks for the rent arrears grounds; and two weeks for some breach grounds. For serious antisocial behaviour, the landlord can apply to court straight away. Compliance with legal notice requirements is essential, and failure to follow the correct process can delay possession proceedings significantly.
Importance of Written Notice
Although verbal discussions may occur, written notice provides clear evidence of communication and helps prevent misunderstandings.
Both landlords and tenants are generally advised to keep copies of all notices and correspondence related to the tenancy.
Rent Increases During a Periodic Tenancy
Rent increases are often a concern for tenants living under periodic arrangements. While landlords may increase rent, specific rules usually apply.
Agreement Between Both Parties
It is still sensible to discuss any increase with the tenant first, and many landlords find this helps keep good tenants. However, since 1 May 2026 the section 13 process must be used every time the rent goes up, even when the tenant has agreed to the new figure.
Formal Rent Increase Procedures
To increase the rent, the landlord must serve Form 4A giving at least two months’ notice. Rent can only be increased once a year and not during the first year of the tenancy, and rent review clauses in tenancy agreements no longer apply.
If the tenant thinks the proposed rent is above the open market rent, they can apply to the First-tier Tribunal before the increase is due to start. The tribunal decides the market rent, but the tenant will not have to pay more than the landlord proposed and does not pay the new rent until the tribunal has decided. Our guide to rent increases under the new 2026 law explains the process step by step.
Factors Influencing Rent Reviews
Rental increases are often influenced by local market conditions, inflation, demand levels, property improvements, and changes in operating costs.
Landlords who maintain properties well and keep rents aligned with market conditions are often more successful in retaining long-term tenants.
Advantages and Disadvantages of Periodic Tenancies
Periodic tenancies offer benefits and challenges for both landlords and tenants.
Advantages for Tenants
One of the biggest advantages is flexibility. Tenants can often move more easily without waiting for a fixed term to expire. This is particularly attractive for people whose employment, family circumstances, or lifestyle may change unexpectedly.
Periodic tenancies can also reduce the pressure associated with repeatedly signing new agreements.
Security is the other big advantage. Because there is no end date, a tenant cannot be asked to leave just because a term has run out. A landlord needs a legal ground for possession, and the grounds for selling or moving in cannot be used to end a tenancy within its first 12 months and need four months’ notice. That stability makes it easier to settle in, plan around work and schools, and treat a rented property as a long-term home.
Advantages for Landlords
Landlords benefit from reduced administrative work because there is often no need to prepare new contracts every time a tenancy period ends.
Good tenants can remain in the property without interruption, helping maintain steady rental income.
Potential Disadvantages for Tenants
Before May 2026, the main drawback for tenants was weaker security, because a landlord could end a periodic assured shorthold tenancy with a section 21 notice. That route has gone, so the main remaining uncertainty is that a landlord can still seek possession on a valid ground, such as selling or moving in after the first 12 months, with four months’ notice.
Rent can also rise once a year, so it is sensible to budget for possible increases.
Potential Disadvantages for Landlords
Landlords may face greater uncertainty because tenants can end the tenancy at any time with two months’ notice, including early in the tenancy, as there is no fixed term to tie them in. Void periods can arise unexpectedly if a tenant decides to move out quickly, potentially affecting rental income.
What Periodic Tenancies Mean for Landlords
Without renewal dates, managing a let becomes an ongoing job rather than a cycle of contracts. Rent reviews, inspections and paperwork need planning through the year, and good records matter more because any possession claim has to be backed by evidence of a valid ground.
Choosing the right tenant at the start is also more important. Since 1 May 2026, landlords cannot ask for rent before the tenancy agreement is signed, can take no more than one month’s rent in advance, and cannot refuse tenants just because they receive benefits or have children. A landlord who uses the selling or moving-in grounds also cannot relet or market the property during a 12-month restricted period, unless an exception applies. If rent goes unpaid, our guide on what to do when tenants stop paying rent explains the options.
Ending a Periodic Tenancy
Eventually, every tenancy comes to an end. Understanding the proper process helps both parties avoid complications.
Tenant Departure Process
When a tenant decides to leave, they should provide the correct notice, continue paying rent until the tenancy ends, and ensure the property is returned in good condition.
Final inspections are typically conducted before the deposit is returned.
Landlord Possession Process
Landlords seeking possession must follow the appropriate legal process and serve the correct notices. Attempting to remove tenants without following legal procedures can result in serious legal consequences.
Final Inspection and Deposit Return
At the end of the tenancy, landlords usually inspect the property and assess whether any deductions from the deposit are justified.
Fair wear and tear should be distinguished from actual damage. Clear documentation and inventories can help resolve disputes if they arise.
Conclusion
Periodic tenancies play an important role in the UK rental market by offering flexibility and continuity for both landlords and tenants. Unlike fixed-term agreements, periodic tenancies continue automatically from one rental period to the next, allowing occupation to continue without the need for constant contract renewals.
While periodic tenancies provide valuable flexibility, they also require a clear understanding of notice requirements, rent increase procedures, maintenance responsibilities, and legal rights. Both landlords and tenants remain bound by many of the original tenancy terms, even after the fixed term has ended.
For tenants, periodic tenancies can offer greater freedom and mobility. For landlords, they provide ongoing rental income and reduced administrative burden. However, both parties should remain aware of their obligations and ensure that any changes, notices, or disputes are handled properly and in accordance with current UK housing regulations.
This article is general information for landlords in England, not legal advice. Check the current rules on GOV.UK or take professional advice for your situation.
Want to understand how the new rules affect your tenancy? Contact Armaani Estates now.
FAQs
What is a periodic tenancy in the UK?
A periodic tenancy is a tenancy that continues automatically from one rental period to the next without a fixed end date.
Does a periodic tenancy need a new contract?
No. Existing tenancies became periodic automatically on 1 May 2026 and existing written agreements did not need to be reissued, although landlords had to give tenants the government’s Renters’ Rights Act Information Sheet by 31 May 2026. For new tenancies, landlords must give the key terms in writing before the tenancy is agreed.
Can a tenant leave during a periodic tenancy?
Yes. Tenants can end the tenancy at any time by giving at least two months’ notice in writing, or less if the landlord agrees in writing.
Can a landlord increase rent during a periodic tenancy?
Yes, but only once a year and not in the first year of the tenancy. The landlord must use Form 4A and give at least two months’ notice, even if the tenant agrees, and the tenant can ask the First-tier Tribunal to decide whether the new rent is above market rent.
Is a periodic tenancy the same as a rolling tenancy?
Yes. The term "rolling tenancy" is commonly used to describe a periodic tenancy because it continues rolling from one period to the next.
Can a landlord end a periodic tenancy?
Only with a valid reason. Since 1 May 2026 the landlord must serve a section 8 notice on one or more grounds for possession and, if the tenant does not leave, get a court order. Section 21 ‘no fault’ notices can no longer be used.
What happens to the deposit during a periodic tenancy?
The deposit remains protected under the existing tenancy deposit scheme until the tenancy officially ends.
Is a periodic tenancy better than a fixed-term tenancy?
For most private tenancies in England there is no longer a choice, because fixed terms were abolished on 1 May 2026. Periodic tenancies let tenants leave with two months’ notice, while landlords can still seek possession on valid grounds.
Have fixed-term tenancies been abolished?
For most private tenancies in England, yes. Since 1 May 2026, assured tenancies cannot have an end date, existing assured shorthold tenancies have become periodic, and any end date in an older agreement no longer applies. Different rules apply to some lets that are not assured tenancies, such as lodgers living with their landlord and holiday lets.
Does a periodic tenancy make renting more secure?
Generally, yes. A tenant can no longer be evicted using section 21 or simply because a fixed term has ended. The landlord needs a legal ground, must give the correct notice and, if the tenant does not leave, must get a court order. Only a court bailiff or enforcement officer can carry out an eviction.
