Fixed-term tenancies and the Renters' Rights Act: what changed

The Renters' Rights Act 2025 changed how tenancies work in England. Since the new system came into force on 1 May 2026, new assured fixed-term tenancies can no longer be created, and tenancies that existed on that date converted to the new type. Below, we walk through what this means for tenants.

What is changing?

Under the old law, landlords granted assured shorthold tenancies (ASTs) for a fixed term, usually six or twelve months, during which neither side could end the tenancy. At the end of the term, it rolled on as a periodic tenancy or a new fixed term was agreed.

The Renters' Rights Act replaced this with assured periodic tenancies only. That means:

• New tenancies are periodic from the start, usually rolling monthly
• There is no fixed term any more, for either side
• Tenancies that were mid-fixed-term when the Act commenced converted to periodic tenancies at that point, rather than waiting for the term to end

When does this take effect?

The core tenancy changes commenced on 1 May 2026. Some other parts of the Act arrive later, so check current government guidance for anything not yet in force.

What does periodic only mean in practice?

A periodic tenancy rolls forward month by month, or week by week, following your rent cycle. There is no "end date". The landlord can only end it with a valid notice and a court possession order, and only on a ground set out in the Renters' Rights Act.

The possession grounds resemble the old Section 8 grounds, with important changes. The Act abolished no-fault evictions under the old Section 21 route and set out revised mandatory and discretionary grounds.

Does this give tenants more security?

Yes, in key ways:

• Your landlord cannot end your tenancy just because a term has run out
• The "notice cliff" at the end of a fixed term is gone
• You cannot be asked to leave without a specific legal reason: a possession ground

However, periodic tenancies also mean:

• There is no promised minimum stay if circumstances change
• Your landlord can go to court at any time, on a valid ground

What if you are currently on a fixed-term tenancy?

If your tenancy began as a fixed term before 1 May 2026, it converted to a periodic assured tenancy when the new system commenced. You cannot be asked to leave just because your old fixed term has ended: the landlord must use a valid ground.

How does this affect rent increases?

Rent can only rise once a year, through a formal process. The landlord must give proper notice, and you can challenge an excessive increase at the First-tier Tribunal.

What should tenants do now?

If your old fixed term is ending, or has ended:

1. Know that you do not have to leave: your tenancy carries on as periodic
2. Keep paying rent as normal
3. If your landlord serves any notice, get advice on whether it is valid
4. Keep records of anything your landlord says about you needing to leave

When should I contact Support for Tenants?

Is your home in disrepair, with a landlord using the end of your old fixed term to pressure you out or dodge repairs? We can help.

Call us on 0800 030 4669. No upfront cost. You only pay if you win, and the fee comes out of the compensation, not your pocket. If you don't win, you pay nothing.

Sources

• Housing Act 1988 (legislation.gov.uk)
• Landlord and Tenant Act 1985, Section 11 (legislation.gov.uk)

Related articles

• Renters' Rights Act 2025, what changes
• What is a periodic tenancy?
• Eviction grounds, Renters Rights Act overview
• Section 21 abolition, what it means