Periodic vs Fixed Term Tenancy — What Changed in 2026

Until recently, most UK residential tenancies began as fixed-term agreements — typically 6 or 12 months — before rolling into a periodic (month-by-month) tenancy. The Renters' Rights Act 2025 changed this fundamentally. Here is what landlords and tenants in England need to know in 2026.

What Is a Periodic Tenancy?

A periodic tenancy has no fixed end date. It runs continuously — usually on a monthly basis — until either the landlord or tenant ends it by giving the required notice. Before 2026, most tenancies became periodic automatically after an initial fixed term expired.

What Is a Fixed Term Tenancy?

A fixed-term tenancy ran for a set period — typically 6 or 12 months — during which neither party could end the tenancy early without the other's agreement (or a break clause). It provided certainty for both landlords (guaranteed rent for a set period) and tenants (security of tenure for that period).

What Changed With the Renters' Rights Act 2025?

Fixed-term residential tenancies in England are abolished for new tenancies. All new tenancies granted from the implementation date are assured periodic tenancies. There is no longer a distinction between the initial fixed term and the subsequent periodic tenancy — it is periodic from day one.

How Do Landlords End a Periodic Tenancy in 2026?

With the abolition of Section 21 (from 1 May 2026), landlords can only end a tenancy by serving a Section 8 notice citing one of the statutory grounds for possession. These include rent arrears, antisocial behaviour, the landlord wanting to sell, or the landlord or a family member wanting to move in. Each ground has different notice periods and evidential requirements.

How Do Tenants End a Periodic Tenancy?

Tenants can end the tenancy by giving the required notice — typically 2 months' written notice under the new regime. This provides landlords with reasonable time to find new tenants.

Does This Affect the Deposit or Rent?

No. Deposit protection rules and rent increase procedures remain the same. Rent can still only be increased once every 12 months using a Section 13 notice with 2 months' advance notice.

What This Means in Practice

For tenants, the abolition of fixed terms provides greater security — landlords can no longer simply refuse to renew a fixed term to get rid of a tenant without giving proper grounds. For landlords, the key adjustment is understanding that all possession must now go through the Section 8 grounds process rather than the simpler Section 21 route.