What has changed under the Renters’ Rights Act?
The Renters’ Rights Act has removed most fixed term tenancy arrangements from the private rental sector and replaced them with periodic tenancy agreements. The government’s implementation roadmap confirms that the new tenancy regime applies to both new and existing tenancies from 1 May 2026, with the end of fixed-term tenancies and the abolition of Section 21 no-fault evictions forming the first phase of reform.
This means most assured tenancies and assured shorthold tenancy arrangements now operate as periodic tenancy arrangements. A periodic tenancy is a tenancy that continues from rental period to rental period rather than ending automatically on a set date.
This is a significant shift for landlords. Previously, a fixed term tenancy gave a landlord a defined period, often six or twelve months, during which the tenant was expected to pay rent and remain bound by the rental agreement. At the end of that fixed period, the landlord could often make decisions about renewal, rent reviews or possession planning.
What is a periodic tenancy?
A periodic tenancy runs on a rolling basis without a fixed end date. The tenancy continues until the tenant ends it by giving notice, or until the landlord serves a valid notice, proves the relevant possession ground and obtains a court order where required.
There are different types of periodic tenancy. A statutory periodic tenancy previously arose when a fixed term tenancy ended and the tenant remained in occupation without signing a new agreement. A contractual periodic tenancy is created by the tenancy agreement itself, where the agreement states that the tenancy continues on a periodic basis.
Under the Renters’ Rights Act, most assured periodic tenancies now sit within the new tenancy structure. The practical result is that landlords can no longer rely on a fixed term tenancy end date as the main point for recovering possession.
What did fixed-term tenancies previously do for landlords?
A fixed term tenancy provided structure and certainty. During the fixed term, the tenant was usually committed to pay rent for the whole fixed period, subject to any break clause or agreement with the landlord.
For landlords, this helped with rent collection, mortgage planning, void periods and general tenancy management. A fixed term agreement also gave a clear end date for reviewing the tenancy, agreeing new terms or deciding whether to continue with the tenant.
Fixed term tenancies were commonly used for an assured shorthold tenancy, student lets, professional lets and standard residential tenancies. In many cases, landlords and letting agents used fixed term cycles as part of normal property management.
What does the end of fixed-term tenancies mean in practice?
The end of the fixed term model means landlords need to think differently about control, risk and possession.
A landlord can no longer rely on the expiry of a fixed term tenancy as the point at which the tenancy ends. The tenancy now continues as a periodic tenancy unless the tenant ends it correctly or the landlord uses the correct legal process.
For tenants, the new system creates more flexibility. In most cases, a tenant can give two months notice and leave, rather than being tied into a longer fixed term tenancy agreement. Government guidance for landlords confirms that most new and existing tenancies in the private rented sector have become assured periodic tenancies, often described as rolling tenancies.
For landlords, the practical effect is greater reliance on evidence, compliance and correct notice procedure. If the tenant falls into arrears, damages the property, causes nuisance or breaches the tenancy agreement, the landlord must consider the relevant possession grounds and gather evidence from the outset.
How are existing fixed-term contracts affected?
Existing fixed term ASTs are directly affected by the Renters’ Rights Act. Most existing assured and assured shorthold tenancy arrangements converted into assured periodic tenancies from 1 May 2026. This means the fixed term no longer operates in the same way for most private tenancies.
Landlords should not assume that an older tenancy agreement remains suitable simply because it was valid when the tenancy started. Clauses referring to Section 21, fixed term expiry, rent reviews, break clause arrangements or possession at the end of a term may now be outdated or ineffective.
This does not mean the whole tenancy agreement should be ignored. Many terms will still be important, including rent, repair obligations, tenant responsibilities, access provisions and rules about use of the rental property. However, terms that conflict with the Renters’ Rights Act should be reviewed before a landlord seeks to rely on them.
Where a tenancy started before the new rules, landlords should review the written terms carefully. Existing fixed term agreements may need updated written information, internal notes or replacement documentation to avoid confusion.
How much notice does a tenant need to give?
Under the new periodic tenancy structure, tenants are generally able to end the tenancy by giving two months notice. This gives tenants more flexibility and reduces the risk of a tenant being trapped paying rent for a long fixed term after their circumstances change.
Landlords should make sure their tenancy agreement and internal processes explain how much notice must be given and how it should be served. The notice should be recorded clearly, including the date it was received and the date the tenancy ends.
Where there is a joint tenancy, landlords should take care. Notice given by one tenant may affect the position of other tenants, depending on the legal structure and the terms of the tenancy agreement. This can create practical issues where other tenants wish to remain.
How does this affect rent increases?
Rent increases are also affected by the new tenancy structure. Landlords can still increase rent, but they must follow the correct statutory procedure.
The government’s landlord guidance confirms that rent increases are now limited to once per year and must be proposed using the legal process, with at least two months' notice before the increase is due to take effect.
Landlords should not rely on old rent reviews or fixed term renewal cycles to increase rent. If the tenancy agreement contains rent review wording that conflicts with the current rules, advice should be taken before any demand for higher rent is made.
The proposed rent should reflect the rental market and should be supported by comparable evidence where possible. Tenants may challenge unfair rent increases through the appropriate route.
How does this affect rent in advance?
The Renters’ Rights Act also changes how landlords deal with rent in advance. Government guidance states that requiring large amounts of rent in advance has been banned and that landlords can only require up to one month’s rent in the period between all parties signing the tenancy and the tenancy starting.
This matters when a new tenant is being referenced or where a landlord is concerned about affordability. Landlords should avoid using rent in advance requests as a substitute for proper referencing or risk assessment. A tenancy agreement should make clear when rent is due and how the tenant must pay rent. Landlords should also check that the rent payment structure complies with current rules.
What must landlords do now?
Landlords should start with a review of every tenancy agreement currently in use. This includes older assured shorthold tenancy documents, new tenancy templates, letting agent documents and any periodic tenancy agreement currently being issued.
The review should identify references to:
- Fixed term tenancy arrangements
- Section 21 notices
- Fixed term expiry
- Break clause wording
- Rent reviews
- Outdated notice periods
- Possession wording
- Tenant notice requirements
- Rent in advance clauses
Landlords should then update their processes for rent increases, tenant notice, possession planning and evidence gathering.
Letting agents and property managers should be trained so that outdated documents are not issued and incorrect notices are not served.
Where a landlord needs to regain possession, the relevant ground should be identified before notice is served. Evidence should be gathered early, particularly where the issue involves rent arrears, anti-social behaviour, breach of tenancy agreement or property damage.
What are the risks if landlords fail to update?
Failure to update processes can create serious problems. A landlord may serve the wrong notice, rely on an outdated clause, request rent incorrectly or assume the tenancy ends when it does not.
This can lead to delayed possession, disputes with tenants, lost rental income, tribunal challenges, complaints to the local council and additional legal costs.
The greatest risk is assuming that old fixed term processes still apply. The Renters’ Rights Act has changed the foundation of private tenancy management. Landlords who continue using old assured shorthold tenancy templates may expose themselves to avoidable procedural errors.
Is periodic tenancy better than fixed term?
Whether a periodic tenancy is better than a fixed term tenancy depends on the landlord’s objectives. A fixed term tenancy historically offered certainty because the tenant was committed for a defined term. This helped with income forecasting and reduced frequent tenant turnover. A periodic tenancy gives tenants more flexibility and removes the automatic reliance on a fixed end date. For landlords, it requires stronger tenancy management, better records and clearer possession planning.
The key point is that the choice is no longer available in the same way for most private renting arrangements. Landlords must adapt their processes to the new periodic tenancy model.
How AST Assistance can help
The end of fixed-term tenancies has changed how landlords manage agreements, rent increases, tenant disputes and possession planning. AST Assistance helps landlords understand their obligations under the Renters’ Rights Act while protecting their rights to recover possession where a lawful route is available.
Our team can review your existing tenancy documents, identify outdated clauses and advise on the practical steps needed to bring your processes in line with the current rules. We can also support you with Section 8 possession planning, rent arrears, tenant breaches, disputes, mediation and situations where you need to regain control of your property.
For landlords managing multiple properties, AST Assistance can review your portfolio documentation and highlight areas of risk before they lead to invalid notices, delays or formal disputes. We provide clear, landlord-focused guidance designed to protect your rental income and reduce compliance pressure.
If you need support with tenancy agreement updates, tenant disputes or your rights under the Renters’ Rights Act, contact AST Assistance on 01706 619954 or use our Renters’ Rights triage service for tailored guidance.
