The Renters Rights Act is now law and all existing fixed-term ASTs (Assured Shorthold Tenancies) will automatically convert into periodic tenancies on 1st May 2026. There will be no new fixed-term tenancies under the new system.
For landlords, this is a major shift - affecting rent increases, notice periods, possession routes, renewals, and long-term planning.
And the most important point is this:
Now that tenancies have become periodic, you won’t be able to rely on fixed-term expiry to regain possession. You’ll need to use Section 8 grounds instead.
Before You Read On - Get the Full Landlord Guide
If you want a clear breakdown of what the Act means - including notice rules, possession routes, and key timelines - you can download Rocket’s Renters’ Rights Bill Guide.
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What Is a Periodic Tenancy?
A periodic tenancy is a rolling tenancy with no fixed end date. Under the Renters’ Rights Act, which is now law:
- All existing fixed-term ASTs become periodic
- No new fixed terms will be created
- Renewals disappear
- Tenancies simply continue unless ended by the tenant or via Section 8
The old model - where landlords could renegotiate terms at the end of a fixed period - will no longer apply.
How Periodic Tenancies WillWork Under the Renters’ Rights Act
Here’s how:
- Tenants remain in the property on a rolling basis
- Rent reviews must be confirmed by using a Section 13 notice
- Possession must go through Section 8 grounds
- Renewal discussions are no longer part of the process
This creates a system where the default position is continuation, not expiry.
Tenant Notice Under a Periodic Tenancy
Tenants will be able to leave by giving:
- Two months’ notice
- Aligned to the rent due date
This means the practical notice period may vary depending on the rent cycle.
Importantly - tenants can leave even if a fixed term was originally agreed before the Act took effect.
Can Landlords End a Periodic Tenancy?
Yes - but only via Section 8.
Once Section 21 ends on May 1, landlords must rely on specific grounds such as:
- Landlord or immediate family moving in (Ground 1)
- Intention to sell (Ground 1A)
- Serious rent arrears (Ground 8)
- Other specific Section 8 grounds
And some grounds come with restrictions - including the 12-month occupation rule and a 4-month notice period for Grounds 1 and 1A.
A landlord cannot end a tenancy simply because the fixed term has expired.
Why Renewals Now Matter - and When to Avoid Them
Under the new system, renewing a tenancy:
- Resets the 12-month occupation clock
- Delays access to Section 8 Grounds 1 and 1A
- May limit future options if selling or moving in is possible
If a landlord might rely on those grounds within 12 months, renewals now could be a costly mistake.
Sometimes the best move is to let the tenancy become periodic rather than renew.
Periodic Tenancies and Rent Increases
Once tenancies are periodic:
- Rent increases must be confirmed by a Section 13 notice
- Rent can only be increased once every 12 months
- A minimum 2-month notice is required
Informal negotiation is allowed but must be confirmed using the Section 13 notice process.
Why Periodic Tenancies Change Landlord Strategy
This shift removes:
- End-of-term negotiations
- Automatic possession at expiry using a no fault eviction notice
- The assumption that tenants will leave at renewal
And it introduces:
- Longer-term occupancy
- More structured rent changes
- Greater importance on compliance and evidence
- Timing considerations around possession
Planning becomes more important than reacting.
FAQs About Periodic Tenancies
What is a periodic tenancy?
A rolling tenancy with no fixed end date.
How do periodic tenancies work?
They continue automatically until ended by the tenant (with notice) or via Section 8.
Can a landlord end a periodic tenancy?
Yes - but only through Section 8 grounds.
Can a tenant leave a periodic tenancy at any time?
They must give two months’ notice, aligned to the rent due date.
What Landlords Should Do Now
- Review any tenancy where near-future possession might be needed
- Avoid unnecessary renewals if selling or moving in is possible
- Make sure tenancy records and dates are clear
- Understand how Section 13 and Section 8 apply
Need Clarity on Your Situation?
Every tenancy is different - and timing matters more than ever.
Book a call with Rocket’s co-founder, Ben Temple
He’ll review your position and help you plan the right next step.
