Fixed-term tenancies and the Renters Rights Act: what changes

The Renters' Rights Act 2025 makes significant changes to the way fixed-term tenancies work in England. Once the relevant provisions come into force, new assured fixed-term tenancies will no longer be available, and existing fixed-term tenancies will convert to a different type. Below, we walk through what this means for tenants.

What is changing?

Under the current law, landlords can grant assured shorthold tenancies (ASTs) for a fixed term, typically six or twelve months, during which neither landlord nor tenant can end the tenancy. At the end of the fixed term, the tenancy either converts to a periodic tenancy or a new fixed term is agreed.

The Renters Rights Act replaces this with a system of assured periodic tenancies only. This means:

• New tenancies will be periodic from the start (typically a rolling monthly tenancy)
• There will be no fixed term during which the landlord cannot end the tenancy by notice
• Existing fixed-term tenancies will convert to periodic tenancies at the end of their fixed term (they will not renew as fixed terms)

When does this take effect?

The Government is implementing the changes in stages. Check up-to-date government guidance for the current implementation timetable, as provisions are being brought into force through regulations.

What does periodic only mean in practice?

A periodic tenancy rolls forward month by month (or week by week, depending on your rent payment cycle). There is no "end date". Instead, the landlord can only end it by serving a valid notice and obtaining a court possession order, but only on one of the grounds set out in the Renters Rights Act.

Grounds for possession under the Renters Rights Act are similar to the existing Section 8 grounds, but with important changes. The Act removes no-fault evictions under the old Section 21 route and puts in place new mandatory and discretionary grounds for possession.

Does this give tenants more security?

Yes, in key ways:

• Your landlord cannot end your tenancy simply because your fixed term has ended
• There is no longer a "notice cliff" at the end of a fixed term
• You cannot be asked to leave without a specific legal reason (a possession ground)

However, periodic tenancies also mean:

• You have no guaranteed minimum period to stay if circumstances change
• Your landlord can seek possession through the court at any time on a valid ground

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

If your fixed term is already running, it continues until its end date under the existing rules. After that date, the tenancy converts to a periodic tenancy under the new regime. You cannot be asked to leave simply because the fixed term ends, the landlord must use a valid ground.

How does this affect rent increases?

Under the new system, rent can only be increased once a year and through a formal process. The landlord must give you proper notice, and you can challenge excessive rent increases at the First-tier Tribunal.

What should tenants do now?

If you are nearing the end of a fixed term, you should:

1. Check whether the Renters Rights Act provisions covering fixed terms have come into force
2. Know that you do not have to leave at the end of your fixed term if the new rules apply
3. Keep paying rent as normal, your tenancy continues
4. If your landlord serves a notice to quit, seek advice on whether it is valid

When should I contact Support for Tenants?

If your home is in disrepair and your landlord is trying to use the end of a fixed term to pressure you out or avoid fixing problems, 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