Understanding the New Periodic Tenancy System
Last updated: August 2026
The Renters' Rights Act has brought significant changes to the way residential tenancies operate in England. One of the most important changes for landlords is the move away from fixed-term Assured Shorthold Tenancies (ASTs) to a new system of assured periodic tenancies.
For landlords who have been used to offering six or twelve-month fixed-term agreements, this represents an important change. However, if you already had tenants in place before the new rules came into effect, it does not necessarily mean that you need to issue them with an entirely new tenancy agreement.
At Wrights Residential, we understand that changes to tenancy documentation can feel complicated. Here, we explain what has changed, what it means for existing and new tenancies, and some of the practical points landlords should be aware of.
Fixed-Term Tenancies Have Changed
From 1 May 2026, new assured tenancies in the private rented sector operate as assured periodic tenancies. Existing assured shorthold tenancies also automatically became assured periodic tenancies on this date.
This means that landlords can no longer create an assured tenancy with a fixed end date.
Instead, the tenancy continues on a rolling basis – usually monthly where rent is paid monthly, or weekly where rent is paid weekly. An assured periodic tenancy cannot have a rental period longer than one month.
For example, rather than agreeing that a tenancy will run for 12 months and end on a specified date, the tenancy continues until it is brought to an end through one of the appropriate legal routes.
What Happens to Existing Tenancy Agreements?
This is an important point for landlords with tenants who were already living in their properties before 1 May 2026.
If you had an existing AST, you did not need to issue a replacement tenancy agreement simply because the legislation changed.
The tenancy automatically became an assured periodic tenancy on 1 May 2026. Where an existing agreement contained a fixed end date, that end date ceased to apply.
If you already had a written record of the tenancy agreement, government guidance states that you did not need to rewrite the agreement. Instead, landlords or their agents were required to provide each named tenant with the government's Renters' Rights Act Information Sheet 2026 by 31 May 2026.
For tenancies which were based entirely on a verbal agreement, different requirements applied and landlords were required to provide specified information about the key terms of the tenancy in writing.
What About New Tenancy Agreements?
For new tenancies created from 1 May 2026, landlords need to ensure that their tenancy documentation reflects the new legislation.
New assured tenancies must be periodic rather than fixed-term, and landlords must provide tenants with certain written information about the key terms of the tenancy before the tenancy agreement is signed or otherwise agreed.
This information can be incorporated within a written tenancy agreement or provided separately.
This is one of the reasons why continuing to use an old tenancy agreement template without reviewing it carefully could cause problems. Documents referring to fixed terms, outdated possession procedures or other contractual provisions may no longer accurately reflect the current legal framework.
How Can a Tenant End the Tenancy?
Under the new system, tenants can end an assured periodic tenancy by giving notice in writing. The maximum notice period a landlord can require is two months, and the notice must end on the day the rent is due or the day before it is due.
A tenancy agreement can provide for a shorter notice period. For example, if an applicable tenancy agreement requires the tenant to give one month's notice, the tenant does not have to give two months. A landlord and tenant can also agree in writing to shorten the notice period.
For tenancies that started before 1 May 2026, an existing shorter notice period may continue to apply. This includes many former fixed-term and periodic tenancies where the existing agreement already specified how much notice the tenant must give.
Where a fixed-term tenancy ended before 1 May 2026 and the agreement did not specify what would happen after the fixed term ended, the previous notice provision does not continue to apply. The tenant will instead need to give notice under the new assured periodic tenancy rules.
What If a Landlord Wants the Property Back?
The end of a fixed term no longer provides a date on which a landlord can simply expect the tenancy to finish.
Since 1 May 2026, landlords can no longer use Section 21 to regain possession of a property. Instead, a landlord seeking possession will generally need to establish an appropriate legal ground and follow the relevant Section 8 possession procedure.
The available grounds cover a range of circumstances, and the notice requirements can vary depending upon which ground is being relied upon.
This makes it particularly important that landlords obtain appropriate advice before taking action to recover possession of a rented property.
Can the Terms of a Tenancy Agreement Still Be Changed?
A landlord cannot simply rewrite the contractual terms of an existing tenancy because the legislation has changed.
Government guidance states that both the landlord and tenant must agree to changes to the terms of the tenancy agreement.
There are also certain matters – such as rent increases – which are now subject to specific statutory procedures rather than simply being dealt with through contractual wording in the tenancy agreement.
This is another reason why landlords should be cautious about modifying existing agreements without first understanding whether the proposed change is permitted and what procedure needs to be followed.
What Should Landlords Do Now?
If you have an existing tenancy, there is no need to panic or automatically replace the tenancy agreement.
However, it is sensible to make sure that your records and procedures reflect the changes introduced on 1 May 2026.
In particular, landlords should ensure that the required Renters' Rights Act Information Sheet was provided to applicable existing tenants, that any new tenancy documentation is suitable for an assured periodic tenancy, and that old fixed-term AST templates are no longer being used for new tenancies.
It is also important to remember that tenancy agreements are only one part of managing a compliant tenancy. Deposit protection, prescribed information, safety requirements, property standards, rent increases and possession procedures all need to be considered throughout the tenancy.
How Wrights Residential Can Help
Changes to tenancy legislation inevitably mean changes to the paperwork and procedures involved in letting a property.
For landlords using our Fully Managed service, we take care of the ongoing administration of the tenancy and help ensure that the appropriate processes and documentation are followed throughout.
For landlords who prefer to manage their own property, our Tenant Introduction service provides professional support in finding a suitable tenant and setting up the tenancy before the ongoing management is handed over to you.
Whether you are preparing to let a property, have an existing tenant in place or are unsure how the changes affect your current tenancy arrangements, please contact our friendly team at Wrights Residential. We will be happy to discuss your property and explain how we can help.
Please note: This article is intended as general guidance for landlords in England and is correct to the best of our knowledge at the time of publication. Legislation and regulatory requirements can change, and individual circumstances may vary. It should not be relied upon as legal advice. If you are unsure how any requirements apply to your property or tenancy, please seek appropriate professional advice.
