Nearly 60% of renters in the UK have missed out on a property they wanted because they couldn’t bring a pet with them, according to a recent survey. That figure alone tells you how much the old system was failing people. For years, the standard 12-month fixed tenancy and blanket “no pets” policies left tenants with very little room to negotiate, and landlords with very little incentive to be flexible. I’ve been covering the UK rental market for a while now, and the question I hear most often is some version of: “Can I actually get a shorter lease, or a longer one, or one that lets me keep my cat?” The answer has changed dramatically. The Renters’ Rights Act 2025, which came into full force on 1 May 2026, has scrapped the old fixed-term assured shorthold tenancy model and replaced it with a rolling periodic system. That means the flexibility you wanted is now the default — but it also comes with new rules you need to understand. Here’s what you actually need to know.
If you’re looking for a property right now, you might also want to read our guide on finding the perfect apartment in the UK — it covers what to look for beyond the lease terms. And if you’re worried about security, a video doorbell is a simple way to keep an eye on who’s coming and going, especially in a new rental where you don’t know the neighbours yet.
How the new periodic tenancy actually works
The biggest shift is that there is no longer a guaranteed minimum fixed term. Under the old system, you signed a 12-month assured shorthold tenancy and you were stuck — or the landlord was stuck — until the term ended. Now, every tenancy is periodic. That means it rolls from one rent period to the next. If you pay rent monthly, your tenancy is monthly. If you pay weekly, it’s weekly. The law overrides any agreement that tries to set a longer rent period than one month. So even if your contract says “rent payable quarterly,” the tenancy period is capped at one month. That gives you the freedom to leave with two months’ notice at any point, without needing to break a fixed term. But it also means the landlord can’t guarantee you’ll stay for a full year either.
What I’d do if I were renting right now: I’d make sure I understand exactly what my rent period is, because that determines how much notice I need to give. If it’s monthly, two months’ notice is the minimum. If it’s weekly, the notice period is different. Don’t assume it’s the same for everyone — check your tenancy agreement or ask your landlord to confirm it in writing.
Why this matters for your deposit and your moving plans
The end of fixed terms has a real knock-on effect on how you plan a move. Under the old system, you knew exactly when your tenancy ended, so you could line up a new place and time the move. Now, you give two months’ notice and the end date depends on when that notice expires relative to your rent period. That can create a gap — or an overlap — if you’re not careful. According to the Rightmove guide to the Renters’ Rights Act, the new open-ended tenancies are designed to be more flexible, but they also require better planning. For example, if you give notice on the 15th of the month and your rent period runs from the 1st to the 30th, your tenancy might end on the 30th — not the 15th. That means you could be paying rent on two properties for a couple of weeks. The flip side is that you’re no longer penalised for wanting to leave a few months early. You just give notice and go.
I’ve seen tenants get caught out by this more than once. My advice: once you’ve given notice, confirm the exact end date in writing with your landlord. And if you’re worried about the cost of overlapping rents, consider a rent now pay later deposit scheme to free up some cash for the transition.
Where people get tripped up by the new rules
The biggest mistakes I see come from assuming the old rules still apply. Here are the three most common ones.
Assuming you still have a fixed term you can rely on
Some tenants and landlords are still signing agreements that say “12-month fixed term” out of habit. Under the new law, that clause is effectively void. The tenancy is periodic from day one, and either party can end it with proper notice. If you’re a tenant who wanted the security of knowing you can stay for a year, you no longer have that guarantee unless the landlord agrees not to use a possession ground during that period. And if you’re a landlord who wanted a guaranteed tenant for a year, you don’t have that either. The only way to get close is to agree in writing that neither party will give notice for a set period — but even that might not hold up if a valid possession ground arises.
Not understanding the new possession grounds
Landlords can still evict, but only using specific grounds under Section 8 of the Housing Act 1988. The most relevant one for tenants is Ground 1A — the landlord intends to sell the property. But here’s the catch: the landlord cannot use this ground in the first year of the tenancy, and they must give four months’ notice. So if you’ve been in the property for less than a year, you’re safe from a “landlord wants to sell” eviction. Another important one is Ground 4A for student accommodation, which allows possession between 1 June and 30 September if the landlord gave notice before the tenancy started. If you’re a student, check whether your tenancy falls under this exemption. The table below shows the key grounds and their notice periods.
→ Scroll right to see all columns
| Ground | What it covers | Notice period | Restrictions |
|---|---|---|---|
| 1A | Landlord intends to sell freehold or grant long leasehold | 4 months | Cannot be used in first year of tenancy |
| 4A | Student HMO — possession needed for re-letting to students | 4 months | Notice must end between 1 June and 30 September |
| 6B | Continuing tenancy would breach statutory provisions | 4 months | Applies to improvement notices, planning enforcement |
| 8 | Rent arrears | Varies | Threshold raised to 3 months’ rent (monthly) or 13 weeks (weekly) |
Overlooking the rent increase protections
Rent can only go up once per year, and the landlord must give at least two months’ notice using a Section 13 notice. No rent increase is allowed in the first year of the tenancy at all. If you think the proposed increase is above market rate, you can appeal to a tribunal. The tribunal cannot set a rent higher than what the landlord asked for, so there’s no risk in challenging it. Also, any contractual rent increases written into your agreement — like “rent goes up by 5% every January” — are now void. The only legal way to increase rent is via a Section 13 notice. If your landlord tries to raise the rent outside of this process, you can refuse. If you’re unsure about your rights, it’s worth speaking to a tenant landlord lawyer who can review your specific situation.
What you need to do now to protect yourself
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The new system gives you more freedom, but it also demands more awareness. Here are the practical steps I’d take if I were renting today.
Check your tenancy agreement for outdated clauses
If your agreement still says “fixed term assured shorthold tenancy,” that part is no longer valid. The law automatically converts it to a periodic tenancy. But there might be other clauses that are now unenforceable — like a blanket “no pets” rule or a contractual rent increase schedule. Read through your agreement and flag anything that contradicts the new law. If you’re not sure, ask your landlord or a legal professional to clarify. A property lawyer can help you identify which clauses are void and which still hold.
Request a pet in writing if you want one
You now have a legal right to request a pet. The request must be in writing and include a description of the pet — type, size, and any relevant details. The landlord must respond and can only refuse with a valid reason based on the specific property and the specific pet. A blanket “no pets” policy is illegal. If they refuse without a good reason, you can challenge it. This is one of the most practical changes in the Act, and it’s worth using if you’ve been holding back from getting a pet because of your rental situation.
Plan your move with the notice period in mind
Since you need to give two months’ notice and the end date is tied to your rent period, don’t wait until the last minute. As soon as you know you might move, calculate the earliest date you could leave. If your rent period runs from the 1st to the 30th, and you give notice on the 10th of March, your tenancy would end on the 30th of May — not the 10th of May. That’s nearly three weeks of overlap if your new tenancy starts on the 1st of June. To avoid paying double rent, try to align your new tenancy start date with the end of your old one. If you can’t, a guide to saving on moving costs might help you budget for the gap.
Know your rights on rent increases and bidding wars
The Act also bans rental bidding wars. Landlords must state an asking price and cannot accept a higher offer. If you suspect a landlord is encouraging bids above the asking price, you can report it. And remember: rent can only go up once a year, with two months’ notice, and you can challenge it at a tribunal. If you’re facing a rent increase that feels unfair, don’t just accept it — check comparable properties in your area and consider appealing.
Frequently asked questions about rental lease flexibility
Can I still get a 12-month fixed-term tenancy if I want one? ▾
What happens if my landlord tries to evict me without a reason? ▾
Does the new law apply to all tenancies in the UK? ▾
Can my landlord still refuse to let me have a pet? ▾
What should I do if my landlord tries to increase rent more than once a year? ▾
If you’re worried about your landlord entering the property without proper notice, a door alarm sensor can give you peace of mind by alerting you when a door is opened.
The new rental landscape is genuinely more flexible, but that flexibility cuts both ways. You can leave more easily, but your landlord can also end the tenancy more easily — provided they follow the rules. My advice is to stay informed, keep everything in writing, and don’t be afraid to challenge anything that feels wrong. If this was useful, you might also want to read Moving Out Mishaps: Avoid These Common Mistakes When Leaving Your UK Rental.
Sources and Further Reading
Guarantor Gotchas: What You Need to Know Before They Sign — If you’re using a guarantor for your tenancy, this guide covers the hidden risks and what to watch out for.
United Kingdom: Renters’ Rights Act 2025. Baker McKenzie, 2026.
Renters’ Rights Act: What It Means for Tenants. Rightmove, 2026.
