Renters' Rights Act 2025 — Fixed-term tenancies abolished for new tenancies from 1 May 2026 · England only. All new tenancies in England are now periodic. Existing fixed-term tenancies continue until expiry. Read our Renters' Rights Act guide →

Tenancy Agreement Specialists

Periodic & Rolling Tenancy
Agreements — Landlord Advice

Under the Renters' Rights Act 2025, all new tenancies in England are now periodic. We advise landlords on periodic tenancy obligations, rent increases, possession and compliance under the new regime.

01244 757 352Free Initial Enquiry

What is a Periodic Tenancy?

A periodic tenancy — also called a rolling tenancy — is one that runs from period to period (usually month to month) rather than for a fixed term. It continues indefinitely until ended by the landlord or tenant following the correct legal process.

Since 1 May 2026, the Renters' Rights Act 2025 has abolished fixed-term tenancies for new tenancies in England. All new tenancies are now periodic from the outset. This is a fundamental change to the landlord-tenant relationship.

Existing fixed-term tenancies continue until they expire, at which point they become statutory periodic tenancies. Landlords with existing fixed-term tenancies need to understand how the new rules apply when those tenancies roll over.

Key Change Under the Renters' Rights Act 2025

  • Fixed-term tenancies abolished for new tenancies from 1 May 2026
  • All new tenancies are periodic (rolling monthly) by default
  • Section 21 no-fault eviction abolished — Section 8 grounds required for all possession
  • Tenants can give 2 months' notice to end a periodic tenancy (not in first 4 months)

Types of Periodic Tenancy

Statutory Periodic Tenancy

Arises automatically when a fixed-term assured shorthold tenancy expires and the tenant remains in occupation without a new agreement. The period mirrors the last rental period (usually monthly). The terms of the original tenancy continue to apply, subject to the Renters' Rights Act 2025 changes.

Contractual Periodic Tenancy

Created from the outset as a rolling tenancy, with the period and terms expressly set out in the tenancy agreement. Under the Renters' Rights Act 2025, all new tenancies in England are now contractual periodic tenancies — fixed terms are no longer permitted.

New Tenancies from 1 May 2026

All new tenancies in England granted on or after 1 May 2026 must be periodic. Landlords cannot grant a fixed-term tenancy. The tenancy agreement must reflect the new periodic structure and comply with the Renters' Rights Act 2025 requirements.

Periodic Tenancy Types — Comparison

How the three types of periodic tenancy compare across key aspects.

AspectStatutory PeriodicContractual PeriodicNew Tenancies (RRA 2025)
DurationRolls over automatically on expiry of fixed termCreated as rolling from the outsetAll new tenancies periodic from day 1
PeriodMirrors last rental period (usually monthly)Set out in the agreementMonthly by default
Rent increasesSection 13 notice requiredSection 13 notice requiredSection 13 notice, max once per year
Landlord ending tenancySection 8 grounds only (Section 21 abolished)Section 8 grounds onlySection 8 grounds only
Tenant ending tenancyNotice to quit (period-aligned)As per agreement2 months' notice (not in first 4 months)

Periodic Tenancy FAQs

What is a periodic tenancy?
A periodic tenancy is one that runs from period to period — weekly, monthly or quarterly — rather than for a fixed term. It arises either automatically when a fixed-term tenancy expires without renewal (a statutory periodic tenancy) or is created from the outset as a rolling tenancy (a contractual periodic tenancy). Under the Renters' Rights Act 2025, all new tenancies in England are periodic from the start — fixed-term tenancies have been abolished for new tenancies.
What is the difference between a statutory and contractual periodic tenancy?
A statutory periodic tenancy arises automatically by operation of law when a fixed-term assured shorthold tenancy expires and the tenant remains in occupation without a new agreement. The period mirrors the last rental period (usually monthly). A contractual periodic tenancy is one expressly created as a rolling tenancy from the outset, with the period and terms set out in the agreement. Under the Renters' Rights Act 2025, all new tenancies in England are now periodic — the distinction is less significant for new tenancies but remains important for existing ones.
How does the Renters' Rights Act 2025 affect periodic tenancies?
The Renters' Rights Act 2025 abolished fixed-term tenancies for new tenancies in England from 1 May 2026. All new tenancies are now periodic (rolling monthly). Existing fixed-term tenancies that were in place before 1 May 2026 continue until they expire, at which point they become periodic. The Act also abolished Section 21 no-fault eviction — landlords must now rely on Section 8 grounds for all possession claims.
How much notice must a landlord give to end a periodic tenancy?
Under the Renters' Rights Act 2025, landlords can no longer end a periodic tenancy simply by giving notice — they must rely on a specific Section 8 ground. The notice period varies by ground: Ground 1 (landlord requires property as home) requires 4 months' notice; Ground 6 (redevelopment) requires 4 months' notice; rent arrears grounds require 2–4 weeks' notice depending on the level of arrears. We advise on the correct notice period for your specific situation.
Can a tenant end a periodic tenancy?
Yes. Under the Renters' Rights Act 2025, tenants can end a periodic tenancy by giving 2 months' written notice to the landlord. The notice must expire on the last day of a rental period. Tenants cannot give notice in the first 4 months of a tenancy (the initial protected period). We advise landlords on what to do when a tenant gives notice and how to manage the end of tenancy process.
What happens to deposit protection when a tenancy becomes periodic?
When a fixed-term tenancy becomes a statutory periodic tenancy, the deposit protection remains valid — there is no need to re-protect the deposit. However, landlords should re-serve the prescribed information to avoid any argument that it was not served in relation to the periodic tenancy. We recommend doing this as a matter of good practice.

Related Landlord Services

Tenancy AgreementsRent Increases & Section 13Evictions & PossessionDeposit DisputesRenters' Rights Act 2025All Landlord Services

Speak to a Landlord Solicitor

Free initial enquiry. We respond within one working day.

Form completion0%

Your information will be held securely and used only to respond to your enquiry. We will not share your details with third parties. Privacy Policy.

We respond within one working day · Strictly confidential