Rolling tenancy

A rolling tenancy, also called a rolling contract, is an assured tenancy with no fixed end date. It continues from one rent period to the next, usually month to month, until the tenant ends it or the landlord regains possession on a legal ground. Since 1 May 2026, under the Renters' Rights Act 2025, every new and existing assured tenancy in England automatically runs on a rolling basis, as confirmed by gov.uk.

How a rolling tenancy works

A rolling tenancy runs for one rent period at a time and renews automatically at the end of each period. If the tenant pays monthly, the tenancy rolls month to month; if they pay weekly, it rolls week to week. It cannot run for longer than a month at a time. The same terms carry over each period, so neither party signs a new contract to continue. The arrangement lasts until the tenant serves notice, both parties agree to end it, or the landlord regains possession on one of the statutory grounds.

What changed on 1 May 2026

Before the Renters' Rights Act, a rolling tenancy usually began only after a fixed term ended and the tenant stayed on. That is no longer how it works. Landlords can no longer create a fixed-term tenancy, and any end date written into an agreement has no legal effect. From working with self-managing landlords through the transition, the most common question we hear is whether an existing fixed term still stands. It does until its original end date, after which it continues automatically as a rolling tenancy with nothing for either party to sign. For a fuller account of the change, see our guide to what the abolition of fixed terms means for landlords.

Ending a rolling tenancy

A tenant can leave a rolling tenancy by giving at least two months' notice in writing. A landlord cannot end it at will. The no-fault Section 21 route has been abolished as part of the Renters' Rights Act reforms, so a landlord must now rely on a valid ground under Section 8, such as rent arrears or selling the property, and serve the correct notice for that ground. The tenancy continues on its usual terms throughout the notice period.

Can rent go up on a rolling tenancy?

Yes, but only through the statutory process. A landlord increases rent on a rolling tenancy by serving a Section 13 notice, which can be used once a year, and the tenant can challenge the proposed figure at the First-tier Tribunal. A rent review clause cannot be used to bypass this route on an assured tenancy. Landlords using August tell us the practical shift is largely administrative: there is no renewal date to diarise, so the focus moves to keeping notice and rent records straight.

Frequently asked questions

Is a rolling tenancy the same as a periodic tenancy? 

Yes. Rolling tenancy is the plain-English name for what the law calls a periodic tenancy. The two terms describe the same arrangement: a tenancy that continues from one rent period to the next with no fixed end date.

How much notice do I give on a rolling contract? 

A tenant gives at least two months' notice in writing. A landlord cannot give simple notice to leave and must instead establish a legal ground for possession and serve the matching notice.

Can a landlord still use a Section 21 notice? 

No. Section 21 no-fault evictions ended under the Renters' Rights Act. Landlords now regain possession only on the grounds set out in Section 8 of the Housing Act 1988.