Fixed-Term Tenancies and the Renters' Rights Act: What Changes in 2026

What was a fixed-term tenancy?

A fixed-term tenancy was an Assured Shorthold Tenancy with a defined start and end date — most commonly 6 or 12 months. Both landlord and tenant were bound by the agreement until the end date, after which it typically became a statutory periodic tenancy or was renewed.

For the past three decades, the fixed-term AST has been the standard letting arrangement in England. The model worked like this:

• Landlord and tenant agree a tenancy for a defined period, typically 6 or 12 months
• During the fixed term, the landlord cannot end the tenancy without a court order unless the tenant has breached the agreement
• The tenant is also bound for the term — they remain liable for rent until the end date even if they want to leave early (unless there is a break clause)
• At the end of the fixed term, the tenancy either ends (with appropriate notice), converts to a statutory periodic tenancy, or is renewed with a new fixed-term agreement

For landlords, fixed terms offered a degree of certainty: a guaranteed rental period, a predictable review point, and the ability to end the tenancy cleanly at the end of the term using a Section 21 notice. For tenants, fixed terms offered stability during the term but uncertainty at the end — a landlord could decline to renew for any reason using Section 21.

Both of those dynamics change fundamentally from 1 May 2026.

What exactly changes on 1 May 2026?

From 1 May 2026, it becomes unlawful to grant a new fixed-term AST. Every existing fixed-term tenancy in existence on that date automatically converts to a periodic tenancy by operation of law. No new documents need to be signed. No notice needs to be served. The conversion is automatic.

The automatic conversion of existing tenancies

The Renters' Rights Act 2025 applies the conversion retrospectively to all existing fixed-term tenancies. This means:

• A fixed-term tenancy due to expire in August 2026 becomes periodic on 1 May 2026, not in August
• A fixed-term tenancy signed in March 2026 for 12 months becomes periodic on 1 May 2026
• A tenancy that already became a statutory periodic tenancy before 1 May 2026 continues as periodic
• There is no opt-out, no exemption for recently signed tenancies, and no grace period for fixed terms in mid-cycle

The conversion does not change the fundamental terms of the tenancy. The rent amount stays the same. The property address stays the same. The tenant's obligations stay the same. What changes is that the tenancy no longer has a fixed end date and can only be ended by either party following the new rules.

What about granting new tenancies after 1 May 2026?

From 1 May 2026, all new tenancies must be periodic from the outset. A landlord cannot grant a new fixed-term tenancy for a new tenant or for a tenant renewing their agreement. Any attempt to include a fixed end date in a new tenancy agreement after 1 May 2026 will be ineffective — the tenancy will operate as periodic regardless of what the agreement says.

This means the practice of offering "renewal" fixed terms when an original fixed term expires is also abolished. When a tenant wants to stay on, there is no renewal document to sign — the periodic tenancy simply continues.

No more Section 21 from 1 May 2026

Section 21 of the Housing Act 1988 — the "no-fault" eviction notice — is also abolished from 1 May 2026. These two changes work together: without a fixed end date, there is no "end of fixed term" at which Section 21 could be served; and without Section 21, there is no way to end a tenancy without a specific legal ground under Section 8. See our guide on Section 21 vs Section 8 for a full comparison of the old and new eviction systems.

What does a periodic tenancy mean in practice?

A periodic tenancy rolls on indefinitely from period to period — usually month to month. There is no agreed end date. The tenancy continues until either the tenant gives 2 months written notice or the landlord successfully obtains a possession order via Section 8 on a recognised ground.

From a practical day-to-day perspective, most landlord-tenant relationships will feel similar. Tenants pay rent monthly (or whatever period was agreed), landlords maintain the property, and the relationship continues as before. The key differences emerge when either party wants to end the relationship.

How a tenant ends a periodic tenancy

Under the Renters' Rights Act 2025, a tenant must give at least 2 months written notice. The notice:

• Must be in writing
• Must state the date the tenancy will end
• Must be served on the landlord (or letting agent acting for the landlord)
• Can be given at any time — there is no minimum period the tenant must have been in residence before they can give notice

Once valid notice is served, the tenancy ends on the date stated (provided that date is at least 2 months from the date of the notice). The landlord cannot refuse to accept the notice or prevent the tenant from leaving.

How a landlord ends a periodic tenancy

A landlord cannot end a periodic tenancy simply by serving notice without reason. The only route to possession is through Section 8 of the Housing Act 1988, using one of the recognised grounds for possession. Those grounds include:

• Rent arrears (Ground 8 for mandatory possession if rent is at least 2 months or 8 weeks in arrears)
• Breach of tenancy agreement (Ground 12)
• Persistent late payment (Ground 11)
• Landlord wishes to sell (Ground 1A — only available after 12 months of tenancy)
• Landlord or close family member wishes to move in (Ground 1 — only available after 12 months)
• Antisocial behaviour (Ground 14)
• Tenant has been convicted of a criminal offence (Ground 7A)

For a detailed explanation of all Section 8 grounds and how to use them correctly, see our guide to Section 8 grounds for landlords.

The 12-month protection period

One important protection in the Renters' Rights Act is that landlords cannot use Ground 1 (landlord wants to move in) or Ground 1A (landlord wants to sell) until the tenancy has been in place for at least 12 months. This gives new tenants a guaranteed 12-month period of security during which they cannot be asked to leave for the landlord's own purposes.

This means that for the first 12 months of any new tenancy, the practical position for landlords is similar to a 12-month fixed term in terms of expected tenure — except that the tenant can still leave with 2 months notice if they choose.

Impact on specific landlord situations

What if I am mid-fixed term on 1 May 2026?

Your tenancy converts to periodic on 1 May 2026, even if you are mid-cycle. A 12-month tenancy that started in October 2025 and is due to run until October 2026 becomes periodic on 1 May 2026. You cannot end the tenancy in October 2026 as originally planned unless:

• The tenant chooses to leave (gives 2 months notice)
• You have a valid Section 8 ground (and have been the landlord for at least 12 months if you intend to use Ground 1 or 1A)

The conversion does not give you any special right to end the tenancy. If you were planning to sell or move in after a tenancy expired in 2026, you will need to use Section 8 on the appropriate ground after waiting the required 12-month period from the tenancy start date.

Landlords with fixed terms about to expire before 1 May 2026

If your fixed-term tenancy expires before 1 May 2026, the existing rules apply to the end of that term. You can serve a valid Section 21 notice before 1 May 2026, provided all the legal requirements for a Section 21 are met (deposit protected, prescribed information served, Energy Performance Certificate provided, How to Rent guide served, gas safety certificate current, etc.).

However, court proceedings arising from a pre-1 May 2026 Section 21 notice may still be processed after the abolition date. The government has confirmed that possession orders from valid pre-abolition Section 21 notices will still be enforced. If you intend to use Section 21, you should act quickly and ensure your paperwork is in order.

HMO landlords

Houses in Multiple Occupation are subject to the same rules. Each individual room let under an AST converts to periodic on 1 May 2026. The conversion applies on a tenancy-by-tenancy basis, not a property basis. If you have 5 rooms in an HMO each let on separate ASTs, each of those 5 tenancies converts independently.

For HMO landlords, this creates a situation where you may have 5 periodic tenants, each potentially giving notice at different times. Planning for voids and re-letting becomes more important. Managing each tenancy individually with clear records is essential. LandlordOS allows you to track each HMO room tenancy separately, set reminders, and manage compliance across the portfolio.

Buy-to-let investors

Buy-to-let investors who have relied on fixed terms to provide certainty for mortgage lenders need to be aware of changing dynamics. Most buy-to-let mortgage products accept periodic tenancies — check with your lender or broker if you have any concerns. The abolition of fixed terms does not in itself affect mortgage eligibility, but it does change the security of tenure picture.

Investors who buy tenanted properties should note that the 12-month ground 1A waiting period runs from when the tenancy started, not from when you acquired the property. If you buy a property with a 3-year periodic tenant, you cannot serve a Ground 1A notice to sell for 12 months from the tenancy start date — not 12 months from your purchase date. In many cases this means Ground 1A is immediately available if the tenancy is older than 12 months at point of purchase.

Student landlords and fixed-term tenancies

Private landlords letting to students in ordinary residential properties are subject to the same rules. Fixed terms are abolished from 1 May 2026. Purpose-built student accommodation (PBSA) has specific provisions under the Act, but these apply only to registered providers and on-campus accommodation, not to private landlords.

Student letting has historically relied heavily on fixed-term tenancies to align with the academic year. The typical model — August to July 12-month lets, timed to academic intakes — breaks down under a periodic regime because tenants are free to leave with 2 months notice at any time.

How student letting changes from 1 May 2026

The key practical changes for student landlords are:

• You cannot lock students in for the academic year. They can give 2 months notice and leave if their circumstances change — a year abroad, dropping out, moving into halls.
• You cannot guarantee that the same tenants will be in place for the entire academic year, which may affect your income planning.
• You cannot use end-of-year expiry as a planning mechanism. If you want the current tenants to leave so you can re-let to next year's cohort, you need a valid Section 8 ground — and the 12-month protection means Ground 1A (wanting to sell) is the main relevant ground, not a general "end of let" right.

Purpose-built student accommodation (PBSA)

The Renters' Rights Act 2025 includes specific provisions for on-campus university accommodation and PBSA operated by registered providers. These properties can use a different type of agreement (Assured Tenancy with specific ground conditions) that preserves some of the fixed-term characteristics for the purpose of aligning with academic years.

However, these provisions are narrow. They apply to accommodation operated by universities, colleges, or registered student accommodation providers — not to private landlords who happen to let to students. If you are a private individual landlord with student tenants, the standard periodic tenancy rules apply.

Adapting the student letting model

Private student landlords will need to adapt. Strategies that work within the new framework include:

• Letting to groups of students on joint periodic tenancies, making each jointly and severally liable for the full rent
• Building relationships with universities and student accommodation offices to maintain a pipeline of incoming students
• Accepting that some mid-year voids may occur and pricing accordingly
• Ensuring properties are attractive enough that student tenants choose to stay for the full academic year voluntarily

What landlords should do before 1 May 2026

Before 1 May 2026, landlords should review all existing fixed-term tenancies, update their records, communicate with tenants about the change, review tenancy agreements for compliance, and consider whether any possession action is needed that would be better initiated before the abolition date.

1. Audit your tenancy portfolio

List every tenancy you hold. For each one, record:

• Current tenancy type (fixed term or already periodic)
• Fixed-term end date (if applicable)
• Tenancy start date (relevant for the 12-month Ground 1/1A waiting period)
• Whether deposit is protected and prescribed information has been served
• Whether all required documents (EPC, How to Rent, Gas Safety Certificate) have been provided

2. Review any planned Section 21 actions

If you have been considering serving a Section 21 to end a tenancy, you should act before 1 May 2026 if Section 21 is your preferred route. Ensure all legal prerequisites are in place: deposit protected within 30 days of receipt, prescribed information served, valid EPC (rating E or above), current gas safety certificate, and How to Rent guide provided.

3. Communicate with tenants

The conversion from fixed-term to periodic is automatic and does not require tenant consent, but communicating it clearly is good practice. Many tenants will not be aware of the change in their legal status. A brief letter or email explaining that their tenancy is becoming periodic and what that means (no fixed end date, 2 months notice to leave) manages expectations and reduces disputes.

4. Update your tenancy documentation for new lets

Any tenancy agreement template you use for new lets must be updated to remove fixed-term provisions. Using an agreement that purports to create a fixed term after 1 May 2026 is ineffective but may cause confusion. Obtain updated tenancy agreements from a reputable supplier (NRLA, solicitor, or property management software) that comply with the Renters' Rights Act.

5. Review buy-to-let mortgage conditions

Most buy-to-let mortgages allow periodic tenancies, but check your specific product terms. If any mortgage condition requires a minimum fixed-term tenancy of a certain length, speak to your lender or broker. Most lenders have already updated their criteria to accommodate the incoming changes.

6. Check your landlord insurance

Review your landlord insurance policy to confirm it covers periodic tenancies, loss of rent scenarios, and any changes in liability that may arise from the new eviction timeline (Section 8 proceedings can take longer than Section 21, increasing exposure to rent arrears). Consider increasing your rent guarantee insurance level if you are concerned about arrears risk.

How periodic tenancies compare to fixed terms: a side-by-side view