Fixed-term tenancy

Important: Fixed-term assured tenancies in England were abolished on 1 May 2026 under the Renters' Rights Act 2025. Any clause in a new tenancy agreement that purports to set a fixed end date is void. Landlords who attempt to create a fixed-term tenancy for a new letting after that date risk a civil penalty of up to £7,000. This entry explains what a fixed-term tenancy was, how the transition worked, and what the periodic tenancy has replaced it with.

What a fixed-term tenancy was

A fixed-term tenancy was a tenancy that ran for a stated period, most commonly six or twelve months, though longer or shorter terms were possible, set out in the tenancy agreement. During that fixed term, both landlord and tenant were bound by the contract. The tenant had security of tenure for the duration; the landlord could not seek possession without a legal ground for possession or a validly exercised break clause.

The tenancy agreement set out the start date, the length of the term, and what happened when it ended. Where neither party signed a new agreement at expiry, most fixed-term assured shorthold tenancies became a statutory periodic tenancy, rolling weekly or monthly, by operation of law. Some agreements specified that a contractual periodic tenancy would follow instead.

The fixed-term structure was the dominant form of private residential letting in England under the Housing Act 1988, providing landlords with a guaranteed initial period of income and a defined point at which to review the tenancy, serve a Section 21 notice, or re-let the property.

Abolition under the Renters' Rights Act 2025

Section 1 of the Renters' Rights Act 2025 inserted section 4A into the Housing Act 1988, which provides that any terms of an assured tenancy purporting to create a fixed term are of no effect. From 1 May 2026, the commencement date, it became unlawful to offer a new fixed-term assured tenancy. All new private residential lettings in England must be periodic from the outset.

Existing fixed-term assured shorthold tenancies (ASTs) that were in place before 1 May 2026 automatically converted to assured periodic tenancies (APTs) on that date by operation of law. Fixed-term clauses in those agreements became null and void. Landlords could no longer enforce a contracted end date, and tenants' ongoing right to occupy became periodic rather than fixed. The transition happened without any need for new paperwork, new agreements, or tenant signatures.

From working with self-managing landlords across the UK in the weeks following commencement, we found that the most common point of confusion was the status of mid-term ASTs, those signed before May 2026 with several months still to run. The answer from legislation is unambiguous: the fixed term ended on 1 May 2026 regardless of the contracted expiry date, and those tenancies are now periodic.

What the assured periodic tenancy replaced it with

Under the new framework, all assured tenancies in the private rented sector roll on a periodic basis, in practice, month to month, from the first day of the tenancy. There is no fixed end date. A tenant who wishes to leave must give a minimum of two months' written notice, but cannot serve that notice during the first four months of occupation. A landlord who wishes to recover the property must serve a Section 8 notice on one of the statutory grounds for possession; Section 21 no-fault eviction has been abolished for all tenancies.

The practical effect for landlords is that income certainty during an initial period no longer derives from a contractual fixed term. Instead, the Renters' Rights Act introduces a 12-month restriction on using certain possession grounds, including the new Grounds 1A (sale) and 1B (redevelopment) and the existing Ground 1 (landlord occupation), in the first twelve months of a tenancy. This provides a degree of stability during the early period of any new letting, replacing the contractual lock-in that the fixed term previously supplied.

The transition away from fixed-term tenancies is one of the central changes covered in August's Renters' Rights Act guidance hub.

Statutory context

The abolition of fixed-term assured tenancies is effected by section 1 of the Renters' Rights Act 2025, which inserts section 4A into the Housing Act 1988. GOV.UK confirms that from 1 May 2026, landlords cannot create a tenancy agreement with an end date, and that any such agreement is void. Tenants can report non-compliant landlords to the local authority, which can issue a civil penalty of up to £7,000. The exceptions to the abolition of fixed terms are narrow: purpose-built student accommodation (PBSA) and certain other specialist categories sit outside the assured tenancy framework and are not affected by the change.

For the full practical guide to what the abolition means for landlords, including transitional rules, existing tenancy conversion, and what to do with tenancy agreements, see the article on fixed-term tenancies abolished. For guidance on creating a compliant tenancy agreement under the new regime, see the article on tenancy agreement templates for 2026.

Frequently asked questions

Can a landlord still offer a fixed-term tenancy in England after May 2026? 

No. From 1 May 2026, any clause in a new assured tenancy agreement that purports to set a fixed end date is void and unenforceable. Offering or marketing a fixed-term tenancy to a new tenant after that date is an offence under section 15 of the Renters' Rights Act 2025, carrying a civil penalty of up to £7,000.

What happened to existing fixed-term tenancies on 1 May 2026? 

All existing assured shorthold tenancies in England automatically converted to assured periodic tenancies on 1 May 2026 by operation of law. Fixed-term clauses became void. Landlords could no longer enforce a contracted end date. The conversion happened automatically without new contracts being issued, though landlords were required to serve the official government Information Sheet on all existing tenants by 31 May 2026.

Is there any protection for landlords in the new periodic tenancy system to replace the security a fixed term provided? 

Partially. A tenant cannot serve notice to leave during the first four months of a tenancy. Certain possession grounds, including sale (Ground 1A), redevelopment (Ground 1B), and landlord occupation (Ground 1), cannot be used by landlords in the first twelve months. These restrictions provide some early-tenancy stability, though they are not equivalent to the contractual certainty the fixed term offered.

Are there any exceptions where fixed-term tenancies can still be used? 

Yes, narrowly. Purpose-built student accommodation (PBSA) operated by registered providers sits outside the assured tenancy framework and is not governed by the Renters' Rights Act tenancy reform provisions. PBSA landlords can continue to offer fixed-term agreements tied to the academic year. Private landlords letting to students in ordinary housing are not exempt.