Understanding your periodic tenancy: Flexibility and notice requirements
Periodic tenancies, where tenancies continue on a rolling month-by-month or week-by-week basis, are becoming the standard arrangement in England.
From 1 May 2026, assured shorthold tenancies will convert into assured periodic tenancies, meaning most private renters will no longer have fixed end dates written into their agreements. Understanding how these tenancies work, what notice periods apply, and what protections remain in place helps tenants manage flexible rental arrangements with greater confidence.
How periodic tenancies arise
Periodic tenancies can arise when a fixed-term tenancy ends and continues on a rolling basis. From 1 May 2026, this becomes the default position for most private tenancies in England, with existing assured shorthold tenancies moving onto an assured periodic basis automatically. The tenancy continues until either the tenant ends it or the landlord regains possession lawfully.
This means tenants will no longer need to sign a fresh fixed-term agreement simply because an earlier term has ended. In most cases, the tenancy continues with the same core terms, but without a fixed end date.
Notice periods you must provide
If you want to end an assured periodic tenancy after 1 May 2026, you will generally need to give your landlord two months’ notice in writing. The notice should expire on the day the rent is due or the day before the rent is due. You must continue paying rent throughout the notice period unless you and your landlord agree in writing to end the tenancy earlier.
This is an important change from older rules often associated with monthly or weekly periodic tenancies. As a result, tenants should take care to use the current assured periodic tenancy rules rather than relying on outdated notice assumptions.
Landlord notice requirements
Landlords cannot end an assured periodic tenancy after 1 May 2026 simply because they want the property back without a legal basis. Instead, they must rely on a valid Section 8 possession ground and give the correct notice period for that specific ground. The amount of notice depends on the reason being used. Some grounds require longer notice periods, while more serious cases, such as antisocial behaviour, can allow much shorter notice.
Section 21 no-fault evictions are due to end for private rentals in England from 1 May 2026. That means any general statement that landlords cannot use Section 21 is only accurate from that date onward.
Rent increase restrictions
Rent increases under assured periodic tenancies are limited to once a year, and landlords cannot increase the rent during the first year of the tenancy. To do so, they must use the formal Section 13 process and give at least two months’ notice, using the prescribed form.
If you believe the proposed rent is above market level, you can challenge it through the First-tier Tribunal. The tribunal can determine the market rent based on comparable evidence.
Your continued protections
The legal protections that apply during a tenancy continue to apply under periodic arrangements. Landlords must still meet their repairing obligations, protect deposits where required, and follow the proper legal process if they want possession. Periodic status does not reduce your core rights as a tenant.
Flexibility advantages
Periodic tenancies offer greater flexibility than fixed-term arrangements because tenants can leave by giving the required notice rather than waiting for a contractual end date. This can suit tenants with changing work circumstances, relocation plans, or a preference for shorter-term commitment.
When to serve notice
It is generally sensible to serve notice only once alternative accommodation is secured and move-in dates are confirmed. This helps avoid overlap problems, unexpected gaps between homes, or pressure if a new tenancy falls through. Because rent remains payable throughout the notice period, timing should be planned carefully.
Written notice requirements
Notice should be given in writing. Government guidance says this can be by letter, email, or text, provided the communication is clear. Keep copies of the notice and evidence of when it was sent, and make sure the end date lines up correctly with the rent due date.
Landlord’s right to refuse notice
A landlord cannot refuse a notice that is legally valid and correctly timed. However, if the notice gives the wrong end date or does not provide the required notice period, it may be ineffective and the tenancy will continue until valid notice is given. That makes accuracy important when calculating the final tenancy date. This is a legal consequence of the notice rules rather than a matter of landlord preference.
Your responsibilities until the tenancy ends
Tenants remain responsible for paying rent and complying with the tenancy terms until the tenancy has legally ended. That includes looking after the property properly during the notice period and making arrangements for handover at the end of the tenancy.
Final inspections and deposit returns
It is sensible to arrange a final inspection shortly before moving out so that any issues can be identified and, where possible, resolved before departure. That can help reduce disputes over deposit deductions and make the end of the tenancy smoother for both sides. Deposit protection requirements and the usual end-of-tenancy process continue to apply.
Contact us for guidance on understanding your periodic tenancy rights
This article was originally published by BriefYourMarket and is reproduced here with their permission.
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