Periodic tenancies and the end of fixed terms: what landlords need to know

The Renters' Rights Act 2025 ends fixed term assured shorthold tenancies in England. This guide explains the impact on landlords, tenants and notice periods.

7 min read · Updated 23 August 2026

Overview

The Renters' Rights Act 2025 ends fixed term assured shorthold tenancies in England. New tenancies will be open ended assured periodic tenancies from day one. This page explains the practical impact on landlords, tenants and notice periods.

What is changing

From commencement, landlords will no longer be able to grant fixed term assured shorthold tenancies. Every new tenancy will run on an open ended periodic basis until the tenant gives notice or a court grants possession on a valid ground.

What happens to existing tenancies

Existing assured shorthold tenancies will convert to assured periodic tenancies automatically when the provisions commence. The rent, deposit and other terms will continue unless both parties agree to vary them.

Tenant notice

Tenants will be able to end the tenancy by giving two months' written notice, rather than being tied to a fixed term. Landlords should plan for shorter average tenancies and more frequent turnover.

Landlord notice

Landlords will need to use the reformed Section 8 grounds. The most common grounds include the landlord moving back in, selling, serious rent arrears, anti social behaviour and repeated rent arrears.

Rent increases

Rent increases must follow the statutory procedure. Landlords cannot use a fixed term renewal to impose a higher rent. Give the required notice and use the prescribed form.

Deposit and renewal fees

Charging a renewal fee or requiring a new deposit at the end of a fixed term will no longer be possible. The five week cap and the existing deposit protection continue for the life of the tenancy.

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This guide is general information for UK landlords and letting agents, not legal advice. Rules differ across England, Wales, Scotland and Northern Ireland — check your local requirements or take advice before acting.