Renewing a tenancy when fixed terms have gone

With fixed term tenancies abolished in England by the Renters' Rights Act 2025, landlords must understand how periodic tenancies operate and are 'renewed'. This article explains the legal framework for managing these ong

7 min read · Updated 27 August 2026

Overview

Under the Renters' Rights Act 2025, all new and existing assured tenancies in England become periodic tenancies from day one, with no fixed terms. This means the concept of 'renewal' as it once was, where a fixed term ends and a new one is agreed, no longer applies. Instead, tenancies simply continue on an ongoing periodic basis. Landlords manage these tenancies through rent reviews, property inspections, and open communication, ensuring all legal obligations are met continually. The focus shifts from term agreements to the ongoing management of a perpetual tenancy.

Why it matters

Understanding this change is crucial because it fundamentally alters how landlords manage their property portfolio and tenant relationships. Misunderstanding the new periodic tenancy rules could lead to unlawful evictions, incorrect rent increases, or failure to meet statutory obligations. Non-compliance risks significant penalties, including fines, compensation claims from tenants, and challenges to possession proceedings. Effective management of periodic tenancies ensures legal compliance, protects rental income, and fosters positive tenant relations, preventing disputes.

Legal requirements

All assured tenancies in England are periodic, meaning they have no specified end date and continue indefinitely unless ended legally by either party.
Landlords must issue a written statement of terms for all new tenancies, detailing rent, payment schedule, and other key conditions.
Any rent increase must follow the specific statutory procedure, providing at least two months' written notice to the tenant.
Landlords remain responsible for ensuring the property meets fitness for human habitation standards throughout the tenancy.
Mandatory gas safety checks, electrical safety checks, and maintaining a valid Energy Performance Certificate are ongoing legal duties.
Deposits taken must be protected in a government-approved scheme and prescribed information provided to the tenant within 30 days.
Landlords must not unlawfully discriminate against tenants or prospective tenants based on protected characteristics.
Providing clear and accessible information regarding property management and tenant rights is an ongoing obligation.
Landlords must cooperate with local authority housing officers regarding property standards and tenant complaints.
All communications with tenants, particularly concerning changes to terms or notices, must be clearly documented.

Common mistakes

Attempting to introduce a new 'fixed term' agreement or 'renewal' contract for an existing assured periodic tenancy.
Increasing rent without serving the correct statutory notice or giving insufficient notice periods.
Failing to conduct mandatory safety checks, such as gas safety or electrical safety, on an annual or periodic basis.
Neglecting property maintenance, leading to issues with fitness for human habitation or tenant complaints.
Assuming a tenant has 'left' if they abandon the property without proper notice or legal procedure.
Not updating guarantor agreements or property insurance details as circumstances change over the indefinite tenancy.
Failing to keep accurate records of all tenant communications, rent payments, and maintenance requests.
Misunderstanding how to serve notice to end a periodic tenancy, leading to invalid or delayed possession proceedings.

Practical guidance

Acknowledge that your assured tenancy is now periodic from day one and will continue indefinitely.
Regularly review the tenancy terms, such as rent, and initiate rent increases correctly using the statutory notice procedure as needed (see /knowledge/tenancy-management/rent-increases).
Maintain a proactive maintenance schedule for the property, addressing repairs promptly to ensure it remains fit for human habitation.
Conduct periodic property inspections with appropriate notice to check the condition of the property and identify any potential issues.
Keep guarantor agreements up to date, especially if circumstances change, or consider new agreements if the original terms were tied to a fixed period (see /knowledge/tenancy-management/guarantors).
Ensure all mandatory safety certificates like gas safety and electrical safety are renewed on time, and an EPC remains valid.
Maintain thorough and organised records of all tenant communications, rent payments, and maintenance activities (see /knowledge/tenancy-management/tenant-communication-records-that-protect-landlords).
Familiarise yourself with the procedures for ending a periodic tenancy, should that become necessary, including statutory notice periods and grounds for possession.
Review your landlord insurance policy regularly to ensure it adequately covers a periodic tenancy and any changes to the property or circumstances.
Communicate clearly and openly with your tenants regarding any changes, inspections, or maintenance work, fostering a positive relationship.

The End of Fixed Terms: What it Means for Tenancies

The Renters' Rights Act 2025 marks a significant shift in tenancy law across England, abolishing fixed term assured tenancies. From the commencement of the Act's main provisions, all new assured tenancies automatically become periodic tenancies from the start. Existing assured tenancies also transition to periodic status. This means there is no longer a set end date for the tenancy agreement; it simply continues indefinitely until either the landlord or the tenant brings it to an end legally. The traditional concept of 'renewal' at the end of a fixed term, where a landlord and tenant would sign a new agreement or the tenancy would automatically become statutory periodic, is now obsolete. Landlords must instead manage an ongoing, open-ended agreement, focusing on regular reviews and compliance throughout the tenancy's duration.

Managing Periodic Tenancies: Beyond 'Renewal'

Since tenancies no longer have fixed terms, the focus for landlords shifts from 'renewal' to continuous management of the ongoing periodic tenancy. This involves several key areas. Firstly, rent reviews become the primary mechanism for adjusting rental income. Landlords must use the statutory notice procedure to propose rent increases, typically providing at least two months' written notice. You can find more detail on this at /knowledge/tenancy-management/rent-increases and /knowledge/tenancy-management/rent-reviews-during-a-periodic-tenancy. Secondly, proactive property maintenance is paramount, ensuring the property remains fit for human habitation throughout the indefinite term. Regular inspections, with proper notice, are essential to monitor property condition. Thirdly, open communication with tenants is crucial for addressing issues, discussing changes, and maintaining a positive landlord-tenant relationship. Recording all such communication is vital, as outlined in /knowledge/tenancy-management/tenant-communication-records-that-protect-landlords.

Guarantors and Ongoing Tenancies

The abolition of fixed terms has implications for guarantor agreements. Historically, a guarantor agreement might have been tied specifically to an initial fixed term, with a new agreement required for a 'renewal' fixed term. With assured tenancies now being periodic from day one and continuing indefinitely, landlords must ensure their guarantor agreements are drafted to cover the entire duration of the periodic tenancy, not just a notional initial period. If an existing guarantor agreement was explicitly limited to a fixed term that has now transitioned to periodic, the landlord may need to seek a new or updated agreement with the guarantor. This is a critical point to review, as an inadequate guarantor agreement could jeopardise the landlord's ability to recover rent arrears. Refer to /knowledge/tenancy-management/guarantors and /knowledge/tenancy-management/student-tenancies-and-guarantor-agreements for further guidance on drafting robust guarantor clauses for periodic tenancies.

Rent Increases and Statutory Notices

With the continuous nature of periodic tenancies, rent increases are no longer tied to the end of a fixed term. Instead, landlords can propose a rent increase at any point during the tenancy, provided they follow the strict statutory procedure. This involves serving a written notice to the tenant, typically using a prescribed form, and providing at least two months' notice before the new rent takes effect. The notice must clearly state the new rent amount and the date from which it applies. If the tenant disputes the increase, they may refer it to a First-tier Tribunal. Landlords should ensure any proposed increase is reasonable and reflects market conditions, or they risk the Tribunal setting a different rent. Careful adherence to the notice period and form is essential for a legally valid rent increase. More information can be found on /knowledge/tenancy-management/rent-increases.

Devolved Nations: Different Rules Apply

It is critical to remember that the Renters' Rights Act 2025 and its abolition of fixed term tenancies apply only to England. The rules for Scotland, Wales, and Northern Ireland are different and have their own distinct legislative frameworks. In Scotland, the Private Residential Tenancy (PRT) was introduced in 2017 and is by default an open-ended tenancy, similar in concept to the new periodic tenancies in England, but with its own specific rules on rent increases and ending a tenancy. In Wales, fixed term contracts are still permitted, alongside converted periodic contracts, under the Renting Homes (Wales) Act 2016. Northern Ireland operates under its own housing legislation, where fixed term tenancies are also still common, and their 'renewal' processes differ. Landlords with properties in these devolved nations must consult the relevant regional legislation and guidance, as the rules discussed here for England do not apply.

Frequently asked questions

What happens when my current fixed term tenancy ends in England?

Under the Renters' Rights Act 2025, your current fixed term assured tenancy will automatically convert to an assured periodic tenancy when the main provisions commence in 2026 or at the end of your fixed term, whichever is later. It will not 'end' in the traditional sense, but will continue indefinitely on a periodic basis, with no need for a new agreement. You become a periodic tenant from that point.

Do I need to sign a new contract if my tenancy is now periodic?

No, you do not need to sign a new contract. The Renters' Rights Act 2025 means your existing tenancy automatically becomes periodic. However, your landlord must provide you with a written statement of the terms of your tenancy if they have not already, confirming its periodic nature and outlining the key terms and conditions.

How will my rent be reviewed or increased without a fixed term?

Your landlord can review your rent and propose an increase at any time during the periodic tenancy, but they must follow a specific statutory procedure. This typically involves giving you at least two months' written notice of the proposed new rent. If you disagree, you may be able to refer the matter to a First-tier Tribunal.

Can my landlord end a periodic tenancy at any time?

No, a landlord cannot end a periodic tenancy at any time without a reason. They must serve a valid notice to quit, adhering to specific notice periods, and rely on one of the statutory grounds for possession outlined in the Housing Act 1988, as amended by the Renters' Rights Act 2025. Unlawful eviction is a serious offence.

What if my guarantor agreement was for a fixed term?

If your existing guarantor agreement was explicitly tied to a fixed term that has now transitioned to a periodic tenancy, its ongoing validity may be limited. Landlords should review such agreements carefully. It may be necessary to seek a new or updated guarantor agreement specifically covering the indefinite periodic tenancy to ensure full protection.

Will my deposit protection scheme still be valid for a periodic tenancy?

Yes, your deposit protection scheme remains valid. Your landlord must continue to protect your deposit in a government-approved scheme throughout the entire periodic tenancy and provide you with the prescribed information. The rules for deposit protection remain unchanged by the abolition of fixed terms.

Are there still tenancy agreements for students or HMOs?

Yes, there are still tenancy agreements for students and Houses in Multiple Occupation (HMOs), but they will also be periodic assured tenancies under the RRA 2025, with no fixed term. Specific clauses relating to student academic years or HMO management will be included, but the underlying legal status is periodic.

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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, so check your local requirements or take advice before acting.