Understanding periodic tenancies: your rights and responsibilities

Periodic tenancies are becoming the standard form of renting in England, giving tenants more flexibility whilst changing how notice periods and tenancy endings work. From 1 May 2026, most assured shorthold tenancies will automatically become assured periodic tenancies, meaning renters will no longer have fixed end dates built into their agreements.

Understanding how periodic tenancies operate, what notice you need to give, and the protections available to you can help you manage your tenancy with greater confidence and avoid costly mistakes.

What is a periodic tenancy?

A periodic tenancy is a tenancy that continues on a rolling basis rather than ending on a fixed date. It usually runs month-by-month in line with rent payments, although some may operate weekly.

From 1 May 2026, assured periodic tenancies become the default position for most private renters in England. Existing assured shorthold tenancies will automatically convert into periodic arrangements without requiring a new agreement to be signed.

This means your tenancy can continue under the same core terms and conditions, but without a fixed expiry date.

How much notice do tenants need to give?

Under the new assured periodic tenancy rules, tenants will generally need to provide at least two months’ written notice if they want to leave the property.

The notice should normally expire on the day rent is due or the day before. Rent remains payable throughout the notice period unless both parties agree otherwise in writing.

Because the rules are changing, tenants should avoid relying on outdated assumptions around one-month notice periods that previously applied to some rolling tenancies.

Landlords can no longer end tenancies without legal grounds

From 1 May 2026, Section 21 no-fault evictions are due to be abolished for private tenancies in England.

This means landlords will no longer be able to simply ask tenants to leave without a valid legal reason. Instead, landlords must rely on a valid Section 8 possession ground and follow the correct legal process.

The amount of notice landlords must give depends on the possession ground being used. Some grounds require several months’ notice, whilst more serious circumstances such as antisocial behaviour may allow shorter notice periods.

Rent increases are more restricted

Under assured periodic tenancies:

• Rent can generally only be increased once every 12 months
• Landlords cannot increase rent during the first year of the tenancy
• Formal Section 13 procedures must be followed
• At least two months’ notice must be provided using the correct prescribed form

If you believe a proposed increase is significantly above market rate, you may challenge it through the First-tier Tribunal, which can assess whether the rent is reasonable based on comparable local evidence.

Your tenant protections still apply

Moving onto a periodic tenancy does not reduce your rights as a tenant.

Landlords must still:

• Carry out repairs and maintenance
• Meet safety obligations
• Protect deposits where legally required
• Follow lawful possession procedures
• Comply with property standards legislation

Your legal protections remain in place even without a fixed-term contract.

The benefits of periodic tenancies for tenants

Periodic tenancies can offer greater flexibility than fixed-term agreements. They may suit tenants who:

• Need flexibility for work or relocation
• Are unsure about long-term plans
• Want to avoid repeated contract renewals
• Prefer the freedom to move with notice rather than waiting for a fixed end date

For many renters, periodic arrangements reduce pressure around tenancy renewal deadlines.

When should you give notice?

It is usually best to wait until your next accommodation is fully confirmed before serving notice on your current property.

Giving notice too early can create unnecessary overlap costs or leave you without accommodation if another tenancy falls through unexpectedly.

Because rent remains payable throughout your notice period, timing is important.

Always give notice in writing

Notice should always be provided clearly in writing. This can usually be done by:

• Email
• Letter
• Text message

Keep copies of everything you send, along with proof of delivery where possible. Make sure the notice period and end date are calculated correctly to avoid problems later.

Can a landlord refuse your notice?

A landlord cannot refuse a notice that is legally valid and correctly served.

However, if the notice contains the wrong dates or does not provide enough notice, it may be invalid. In that situation, the tenancy continues until proper notice is served.

Checking dates carefully before sending notice can help avoid unnecessary rent liability or disputes.

Your responsibilities before moving out

Until the tenancy officially ends, tenants remain responsible for:

• Paying rent
• Looking after the property
• Following tenancy terms
• Allowing agreed inspections where appropriate
• Returning keys at the end of the tenancy

Preparing properly for move-out can also help avoid deposit disputes.

Final inspections and deposit returns

Arranging a final inspection before moving out can help identify any issues early and reduce disagreements about deductions.

Take photographs when leaving the property and keep copies of inventories, check-out reports, and correspondence regarding the deposit return process.

Deposit protection rules continue to apply throughout periodic tenancies in the same way as fixed-term agreements.

Need advice on your tenancy rights?

If you are unsure about notice periods, rent increases, tenancy changes, or your rights under the new periodic tenancy system, contact our team for guidance and support.