Fixed-term tenancies are abolished. All tenancies are now periodic.

Under the Renters’ Rights Act 2025, the fixed-term tenancy no longer exists in England. From 1 May 2026, all new tenancies are periodic from day one, and all existing fixed terms automatically convert to periodic tenancies when they expire. This page explains what that means in practice — for your security, your notice rights, and your landlord’s obligations.

Periodic Tenancy 2026

Applies to all tenancies from 1 May 2026

Fixed-term tenancies are abolished.

All tenancies are now periodic.

Under the Renters’ Rights Act 2025, the fixed-term tenancy no longer exists in England. From 1 May 2026, all new tenancies are periodic from day one, and all existing fixed terms automatically convert to periodic tenancies when they expire. This page explains what that means in practice — for your security, your notice rights, and your landlord’s obligations.

The key change is security of tenure. Your landlord can no longer use the end of a fixed term as a reason to end your tenancy. They need a legal ground — and a court order.

Fixed term vs periodic — the key differences.

Fixed-term tenancy (abolished)

Periodic tenancy (now universal)

Landlord asking you to sign a new agreement?

You do not need to. Your tenancy converts automatically by law. A new agreement could contain worse terms. Take advice before signing anything, and never sign an agreement that reinstates a fixed term — those clauses are now void.

Who can give notice — and how.

If you want to leave

You can end your periodic tenancy at any time by giving 2 months’ written notice to your landlord. You do not need a reason. The notice should state clearly that you intend to vacate and the date by which you will leave.

Tip: send notice by email and keep a copy, or post it by tracked post and keep proof of delivery.

If your landlord wants you to leave

Your landlord must serve a Section 8 notice citing a legal ground, wait for the notice period to expire, then apply to the county court. The court must be satisfied the ground is made out before granting a possession order. You can defend the claim.

Facing eviction from your periodic tenancy?

Your landlord needs a court order. Start My Claim checks your section 8 notice, identifies defences, and prepares your written response. Fixed fee £127.

Periodic tenancy — FAQ

Sources: Renters’ Rights Act 2025 (c.34), ss.1–5 · Housing Act 1988, ss.5, 21 (repealed) · Landlord and Tenant Act 1985 · MHCLG: The Renters’ Rights Act Information Sheet 2026