Assured Periodic Tenancies: What Landlords Need to Know

Fixed-Term Tenancies Are Gone: What Landlords Need to Know

On 1 May 2026, the structure of private rented tenancies in England changed significantly. Fixed-term assured shorthold tenancies (ASTs) were abolished and replaced, for most private rentals, by assured periodic tenancies.

The change applied to both new and most existing tenancies. Existing ASTs generally converted automatically on 1 May 2026, meaning landlords did not need to end the tenancy or create a new agreement simply because of the change.

So, what does this mean for landlords and their existing rental properties?

What is an assured periodic tenancy?

An assured periodic tenancy (APT) has no fixed end date. Instead, it continues from one rental period to the next, for example, monthly where rent is paid monthly until it is ended in accordance with the relevant rules.

In terms of assured periodic tenancies, tenants can generally give two months’ written notice to end the tenancy, although a shorter period can be agreed with the landlord.

For landlords, the important change is that a tenancy can no longer simply come to an end because a fixed term has expired. If possession is required, the landlord must have an appropriate legal ground and follow the correct notice and possession process.

What happened to existing fixed-term agreements?

For most ASTs that existed before 1 May 2026, the conversion to an assured periodic tenancy happened automatically. The tenancy continued, but the fixed end date no longer applied.

Landlords therefore did not need to issue a new agreement solely because of the change. However, there was an important information requirement: for most existing tenancies, tenants needed to receive the Government’s official Renters’ Rights Act Information Sheet by 31 May 2026. Where an existing tenancy was entirely verbal, written information setting out the key terms was required instead.

There are transitional arrangements for certain tenancies where a valid Section 21 or Section 8 notice had been served before 1 May 2026 and possession proceedings were already under way.

What does the change mean for landlords?

The end of fixed-term ASTs removes the need to manage the traditional renewal process when a contractual term reaches its end. Instead, the tenancy continues on a rolling basis unless it is ended in accordance with the new rules.

However, landlords have a number of important ongoing responsibilities to understand.

Rent increases

Rent can generally only be increased once every 12 months under the new rules. Landlords must use the Section 13 process, including Form 4A, and provide at least two months’ notice of the proposed increase.

Tenants can challenge a proposed increase through the First-tier Tribunal if they believe it is above the open market rent.

Regaining possession

Section 21 is no longer available for new possession proceedings. Where a landlord needs to regain possession, they must rely on an appropriate Section 8 possession ground and follow the relevant notice and court process.

Different grounds have different requirements and notice periods. Grounds include circumstances such as a landlord wishing to sell the property or move into it themselves, as well as situations involving rent arrears or serious breaches of the tenancy.

It is therefore important that landlords understand which ground applies and have the appropriate evidence before beginning the possession process.

Keeping up with the new requirements

The move to assured periodic tenancies represents a significant change in the way private rented properties are managed. Rather than working towards a fixed end date and renewal, landlords now need to manage an ongoing tenancy within the new legal framework.

For new tenancies from 1 May 2026, landlords must also provide tenants with the required written information about the key terms before the tenancy is entered into.

The wider responsibilities of being a landlord remain important too, including property safety, compliance and keeping up to date with changes to legislation.

How can John German help?

At John German, our lettings teams keep up to date with changes to legislation and the requirements affecting landlords and tenants. Whether you are letting a property for the first time or managing an existing rental portfolio, our experienced teams can provide guidance on our lettings and property management services and help you understand the practical implications of the current rules.

Thinking about letting your property? Get in touch with your local John German lettings team to discuss your requirements and how our property management services could help.

Click here for the official GOV.UK Renters’ Rights Act guidance