The End of Fixed-Term Tenancies: What the Renters' Rights Act Means for Landlords and Tenants
From 1 May 2026, all private rental agreements in England will transition to periodic or "rolling" contracts
The Renters' Rights Act abolishes fixed-term tenancies, replacing assured shorthold tenancies (ASTs) with assured periodic tenancies (APTs).
What's Changing?
Key changes:
- No more 6 or 12 month fixed contracts – all new tenancies must be periodic from 1 May 2026
- Existing fixed-term ASTs automatically convert – regardless of any remaining time on a fixed-term agreement
- Rolling agreements – tenancies continue indefinitely until either party gives proper notice. Tenants must give two months’ notice and landlords must follow Section 8 grounds if they want to end a tenancy.
What This Means for Landlords
From 1 May, you will no longer be able to:
- Offer fixed-term contracts
- Use contract renewal dates to review tenant suitability
- Rely on Section 21 "no-fault" evictions (abolished from 1 May 2026)
- Evict tenants within the first 12 months of their tenancy tenancy if you want to sell or move back into the property
- Increase rent more than once per year – increases must be in line with the market value, use a Section 13 notice only and require two months’ written notice
You should:
- Issue updated tenancy agreements for all new lettings from 1 May 2026 that are on a periodic basis.
- Use Section 8 grounds for possession with valid legal grounds
Avoid Fines by Taking These Actions
1. Update tenancy agreements – Remove fixed-term clauses and ensure compliance with new requirements
2. Review possession strategy – Familiarise yourself with reformed Section 8 grounds and new notice periods
3. Update rent procedures – Rent increases limited to once per year with two months' notice
Need Guidance?
If you're a landlord concerned about transitioning to periodic tenancies or preparing for the changes ahead, get in touch with our experts at Andrews. We're here to help you navigate these reforms with confidence.
