If you’ve been renting in England for a while, you’re probably used to the rhythm: sign a 12-month fixed-term tenancy, wait for the renewal letter a few weeks before it ends, then decide whether to sign another fixed-term agreement or move out. That process effectively ended on 1 May 2026. The Renters’ Rights Act 2025 converted every remaining assured shorthold tenancy (AST) into a periodic assured tenancy on that date, and the old fixed-term renewal system was abolished. I’ve been following housing legislation for years, and this is the single biggest shift in tenant-landlord dynamics I’ve seen — not because the rules are complicated, but because most renters still don’t realise their lease no longer has an expiry date. Here’s what you actually need to know.
This isn’t a minor tweak to the paperwork. It changes the fundamental relationship between you and your landlord. You no longer have a move-out date baked into your tenancy, and your landlord can’t simply ask you to leave at the end of a fixed term. If you’re currently renting, or planning to, understanding the difference between the old renewal system and the new periodic tenancy is essential for protecting your home and your finances. I’ve seen too many tenants assume they need to “renew” something that no longer exists, or worse, sign a fixed-term agreement that isn’t legally enforceable. Let me walk you through what’s actually changed.
Before we go further, if you’re worried about spotting rental contract red flags, the new rules actually make some of those old scams impossible — but only if you know what to look for. A tenant landlord lawyer can help clarify your specific situation if anything feels off.
What a periodic assured tenancy actually means for you
The most important thing to understand is that your tenancy doesn’t “end” anymore. It just continues, month to month, until either you give notice or your landlord successfully obtains a possession order through the courts. There’s no renewal letter to sign, no decision point every 6 or 12 months. If you do nothing, you stay. That’s a huge shift in security, but it also means you need to understand the new rules around notice periods and rent increases.
What I’d tell any renter right now is this: don’t let your landlord convince you to sign a “renewal” agreement that looks like the old fixed-term AST. It’s not a valid tenancy under the new regime, and it could cause confusion if you ever need to enforce your rights. The law is clear — from 1 May 2026, all new tenancies must be periodic from the outset. If you’re a new tenant moving in after that date, your agreement should have no expiry date at all. If it does, that’s a red flag worth questioning.
For more on what to watch out for when dealing with landlords who might not be playing by the new rules, I’ve covered how to avoid dodgy landlords in more detail elsewhere.
Why the end of fixed-term renewals matters for your security
The practical effect of this change is that you can’t be forced out simply because your fixed term has ended. Under the old system, a landlord could serve a Section 21 notice at the end of a fixed term with no reason required. That’s no longer possible. From 1 May 2026, Section 21 notices are invalid. If a landlord wants you to leave, they must have a valid statutory ground under Section 8 — things like rent arrears, anti-social behaviour, or the landlord wanting to sell the property (Ground 1A).
Here’s a scenario that illustrates the difference. Imagine you’ve been in a property for three years, always paying on time. Under the old rules, your landlord could still serve a Section 21 at the end of a fixed term with no explanation. Under the new rules, that’s impossible. You have full security of tenure unless your landlord can prove one of the statutory grounds. That’s a massive improvement in stability for tenants, especially families who don’t want to move every year.
But there’s a catch that doesn’t get enough attention. Under new Ground 1A (for sale) and Ground 1 (landlord occupation), the landlord cannot serve notice in the first 12 months of the tenancy. After that, they can, but only with 2 months’ notice and a genuine intention to sell or move in. If they obtain possession under Ground 1A, they cannot re-let the property for 3 months. That’s a meaningful protection, but it’s not absolute — if your landlord genuinely wants to sell, you will eventually have to leave.
What I notice is that many tenants still think they need to “renew” to stay protected. You don’t. Your tenancy continues automatically. The only thing that changes is how rent increases work and how you give notice. If your landlord tries to pressure you into signing something that looks like a fixed-term renewal, I’d be cautious — it’s likely unenforceable, and it might be an attempt to bypass the new protections. A tenant landlord lawyer can review any document you’re unsure about.
Where renters get tripped up under the new rules
The biggest mistakes I see aren’t about the big picture — they’re about the details. Here are the three most common errors renters make under the periodic tenancy system.
Assuming you need to sign a renewal to stay
This is the most widespread misunderstanding. Because the old system trained everyone to expect a renewal letter, many tenants still ask their landlord for a new fixed-term agreement. That’s not just unnecessary — it’s not legally possible. Any attempt to create a new fixed-term AST for an existing tenant is unenforceable as a fixed-term tenancy. Your tenancy continues without any action from you. If your landlord sends you a “renewal” document, you don’t need to sign it. Your existing periodic tenancy is already valid.
Not understanding the new rent increase rules
Under the old system, a landlord could include a rent review clause in the fixed-term agreement, or simply offer a new fixed term at a higher rent. That’s gone. The only lawful way to increase rent on a periodic assured tenancy is via a valid Section 13 notice. The landlord must give at least 2 months’ notice (or 1 month for weekly/fortnightly tenancies), and the increase cannot take effect sooner than 52 weeks from the start of the tenancy or from the date of the last increase. If your landlord tries to raise the rent by any other method — including by asking you to agree to a “new” tenancy at a higher rent — it’s not valid. You can challenge a Section 13 notice at the First-tier Tribunal if you believe the proposed rent is above the open market rate. The tribunal will determine the market rent, and it cannot order a rent below your current one.
Giving notice incorrectly
On a periodic assured tenancy, you must give at least 2 clear months’ written notice. For weekly tenancies, the minimum is 4 weeks. The notice must end on a rent payment date — the last day of a rent period. If you leave without proper notice, you remain liable for rent until the notice period expires. I’ve seen tenants assume they can give one month’s notice because that’s what their old fixed-term agreement said. That’s no longer correct. The statutory minimum is 2 months, and your tenancy agreement cannot reduce it.
For a deeper look at what happens if you need to leave early, I’ve written about breaking the lease and avoiding penalties under the new rules.
→ Scroll right to see all columns
| Action | Old system (pre-May 2026) | New system (from May 2026) |
|---|---|---|
| Tenancy renewal | Sign new fixed-term AST | No renewal needed; tenancy continues automatically |
| Landlord eviction | Section 21 no-fault notice | Section 8 with statutory grounds only |
| Rent increase | New fixed term or rent review clause | Section 13 notice only |
| Tenant notice period | Varies by agreement | 2 months minimum (statutory) |
| Deposit re-protection | Required on each new fixed term | Not required; existing protection remains valid |
How to navigate your periodic tenancy: a practical guide
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Now that you understand the landscape, here’s what you actually need to do — whether you’re an existing tenant whose tenancy converted on 1 May 2026, or a new tenant starting a periodic assured tenancy from scratch.
Check your tenancy agreement and deposit status
If you were in a fixed-term AST on 30 April 2026, your tenancy automatically became a periodic assured tenancy on 1 May 2026. Your existing deposit protection remains valid — your landlord does not need to re-protect it or re-serve prescribed information. However, if your tenancy changes so fundamentally that it’s treated as a new tenancy in law, the 30-day re-protection clock restarts. That’s rare, but worth knowing. If you’re a new tenant after 1 May 2026, your agreement should be a periodic assured tenancy from the start, with no expiry date. If your landlord tries to give you a fixed-term agreement, push back — it’s not a valid tenancy under the new regime.
Understand how rent increases work now
Your landlord can only increase rent by serving a valid Section 13 notice. The notice period is at least 2 months, and the increase cannot take effect sooner than 52 weeks after the tenancy started or after the last increase. If you receive a Section 13 notice, you have the right to challenge it at the First-tier Tribunal if you think the proposed rent is above the open market rate. The tribunal will set the rent at the market rate, but it cannot reduce it below your current rent. If your landlord tries to increase rent by any other method — including by asking you to sign a “new” agreement — it’s not lawful. Don’t agree to it.
Know your notice period and how to give it
If you want to move out, you must give at least 2 clear months’ written notice. For weekly tenancies, it’s 4 weeks. Your notice must end on a rent payment date — the last day of a rent period. If you’re unsure when your rent period ends, check your tenancy agreement or bank statements. If you leave without proper notice, you remain liable for rent until the notice period expires. That’s a costly mistake I’ve seen too many times. If you’re worried about remembering dates, a rental notice period tracker can help you stay organised.
What to do if your landlord tries to evict you
Your landlord can only end the tenancy by serving a valid Section 8 notice on one of the statutory grounds (Grounds 1–17). Section 21 is no longer valid. If your landlord serves a Section 8 notice, check which ground they’re using. If it’s Ground 1A (sale) or Ground 1 (landlord occupation), they cannot serve notice in the first 12 months of the tenancy. If they obtain possession under Ground 1A, they cannot re-let the property for 3 months. If you believe the notice is invalid or the ground doesn’t apply, you can challenge it at the First-tier Tribunal. Don’t move out just because your landlord asks — they need a court order.
For more on what to do if you’re dealing with a difficult landlord, I’ve covered securing a UK apartment without a guarantor in another guide.
Frequently asked questions
Can my landlord still offer me a fixed-term renewal? ▾
What happens if I don’t give 2 months’ notice? ▾
Can my landlord increase my deposit? ▾
What if my landlord tries to evict me without a court order? ▾
Can I challenge a rent increase? ▾
Do I need to do anything if my tenancy converted on 1 May 2026? ▾
Sources and Further Reading
Essential tips for renting an apartment in the UK: know your maximum occupancy — A practical guide to occupancy limits and how they interact with your tenancy rights.
Guarantor-free renting: how to lease an apartment in the UK without one — If you’re struggling to find a guarantor, this guide covers your options under the new tenancy rules.
Tenancy Renewal UK: What Landlords and Tenants Need to Know. LetSafe UK, 2026.
Renters’ Rights Bill: What Landlords Need to Know. Strutt & Parker, 2026.
If this was useful, you might also want to read Tips for effective waste collection in your UK apartment.
