TL;DR
What is a periodic tenancy? A rental agreement that runs from one rent period to the next — week to week or month to month — with no fixed end date. Under the Renters’ Rights Act 2025 (Phase 1 commenced 1 May 2026), periodic tenancy became the statutory default for all assured tenancies in England. Fixed-term assured shorthold tenancies are no longer possible, all existing ASTs converted automatically to "Section 4A assured periodic tenancies," and landlords can only end a tenancy on documented Section 8 grounds — several of which now require four months’ notice.
What is a periodic tenancy?
What is a periodic tenancy in legal terms? It’s a rental agreement that continues from one rent period to the next — typically month to month, but occasionally week to week — without a fixed end date. The tenancy automatically rolls forward each period, with the rent period determining how often rent is paid and how notice operates.
Historically, periodic tenancies existed in two forms in England:
- Contractual periodic tenancies — created from the start as periodic by the tenancy agreement itself
- Statutory periodic tenancies — arose automatically when a fixed-term AST expired and the tenant remained in occupation without a new agreement
Both forms have now been superseded by a single new statutory category introduced by the Renters’ Rights Act 2025: the Section 4A assured periodic tenancy (also called an "assured periodic tenancy" or "APT" in industry shorthand). This is the default — in fact, the only — form of assured tenancy that can now be created or continued in England.
When did periodic become the default?
1 May 2026. That’s the Phase 1 commencement date of the Renters’ Rights Act 2025 (Royal Assent: 27 October 2025). On that date:
- All existing assured shorthold tenancies converted automatically into Section 4A assured periodic tenancies
- Existing fixed-term assured tenancies converted to periodic regardless of how much fixed-term remained
- New fixed-term assured shorthold tenancies became impossible to create — any new tenancy entered into from 1 May 2026 onwards is periodic by default
- Section 21 ("no-fault" possession) notices can no longer be issued; landlords must use Section 8 statutory grounds
The conversion was statutory — no landlord action was required to trigger it. Tenancy agreements signed before 1 May 2026 remain in force, but the parts of those agreements that referred to fixed terms, automatic renewals, or Section 21 possession are no longer enforceable. For the full timeline of when each phase of the Act commences, see when does the Renters’ Rights Act come into effect.
How is the rent period determined?
Under the Act, the rent period determines the tenancy period — they’re now the same thing. The Act caps the maximum rent period at one calendar month (or 28 days for tenancies with shorter rental periods).
This is a substantial operational shift. Quarterly or termly rent payments — common in some specialist lets like student housing — are no longer permissible under the new structure for new tenancies. The tenancy must run on a monthly cycle, with rent paid monthly.
For existing tenancies that pre-date 1 May 2026 and contained clauses requiring rent in advance (quarterly, termly, or annual), those clauses are now unenforceable going forward — though they remain valid for the rent already paid pre-commencement. What is a periodic tenancy under this new rent-period rule? Functionally, a monthly-cycle agreement with no route to quarterly or termly payment structures.
The rent-in-advance cap
The Act introduces a hard cap on rent that can be paid at the start of a tenancy. Under the new Section 4B of the Housing Act 1988 (inserted by Section 8 of the Renters’ Rights Act):
- At signing: landlords cannot ask for or accept more than the first month’s rent before the parties have all signed the agreement
- After signing: the maximum payment that can be required from the tenant is one calendar month’s rent (or 28 days for sub-monthly rental periods). What is a periodic tenancy under this cap? A genuinely monthly arrangement with no upfront-payment workaround
This rule applies only to new tenancies entered into from 1 May 2026 onwards. Pre-existing tenancies with rent-in-advance clauses already paid are unaffected — the rule does not apply retroactively to monies already received. For the broader compliance picture, What is a periodic tenancy in this rent-cap context? An arrangement where landlords cannot front-load risk via large advance payments. See our Renters’ Rights Act compliance checklist.
How does notice work under the new structure?
The notice rules under periodic tenancies are now governed by the Act’s restructured Section 8 framework. Section 21 no-fault possession is abolished — it cannot be served, and any previously-served Section 21 notice has time-barred deadlines for issuing proceedings.
Tenant notice
A tenant can serve notice to quit at any time. The notice period is typically two months, though this may vary by the specific tenancy terms. The notice must be in writing and must expire at the end of a rent period.
Landlord notice — Section 8 grounds
Landlords can only end a periodic tenancy by serving a Section 8 notice citing one or more statutory grounds for possession. The notice period varies by ground. Several grounds were materially restructured by the Act:
| Ground | Reason | Notice required |
|---|---|---|
| Ground 1 (amended) | Landlord or close family member intends to occupy as principal home | 4 months |
| Ground 1A (new) | Landlord intends to sell the property | 4 months |
| Ground 8 | Serious rent arrears (≥ 13 weeks for weekly, ≥ 3 months for monthly) | 2 weeks |
| Ground 12 | Breach of tenancy obligations (other than rent) | 2 weeks to 2 months depending on circumstances |
| Ground 14 | Anti-social behaviour | Immediate (no notice required for possession proceedings) |
The four-month notice on Grounds 1 and 1A is a substantial procedural shift. Pre-Act, landlords could use Section 21 to recover possession without giving a reason, on two months’ notice. Under the Act, recovering possession for sale or family occupation requires documented intent, four months’ notice, and (for Ground 1A) consequences — including a 12-month prohibition on re-letting the property — if the stated reason proves not to be genuine.
For the practical implications of these rules for landlord operations, see our Renters’ Rights Act compliance checklist.
The rental bidding ban
The Act also introduces a ban on rental bidding wars under Sections 55-56. Specifically:
- Landlords must state a specific proposed rent when marketing the property
- Landlords cannot accept rent higher than the advertised amount, even if offered by a prospective tenant
- This applies from 1 May 2026 onwards
This eliminates the "asking" rent vs "achievable" rent dynamic that has been common in tight London markets. The rent stated in the listing is the rent the tenancy will be entered into. For anyone still asking what is a periodic tenancy in this advertising context, the answer is: a continuous monthly arrangement starting at the listed rent, with no negotiation-up after viewings.
Rent increases on a periodic tenancy
Rent can only be increased once per twelve months, by service of a Section 13 notice under the Housing Act 1988. The Section 13 notice gives the tenant at least one month’s notice of the proposed increase and gives the tenant the right to challenge the increase at the First-tier Tribunal (Property Chamber) if they consider it excessive.
Under the Act’s new framework, the tribunal will assess whether the proposed rent is in line with market rates for similar properties in the area. If the tribunal determines the increase is excessive, it can substitute a lower figure — meaning the landlord cannot effectively gouge through the rent-increase mechanism. What is a periodic tenancy worth understanding here? Rent control sits at the tribunal, not in the original tenancy contract.
Pre-1 May 2026 vs post-1 May 2026: practical comparison
| Feature | Pre-1 May 2026 (AST regime) | Post-1 May 2026 (RRA periodic) |
|---|---|---|
| Tenancy type | Fixed-term AST, then statutory periodic | Section 4A assured periodic from start |
| Fixed-term option | Standard (6 months typical) | Not permissible |
| Section 21 possession | Available on 2 months’ notice | Abolished |
| Section 8 possession | Available on restructured grounds | Only route to landlord-initiated possession |
| Ground 1 / 1A notice | 2 months | 4 months |
| Maximum rent in advance | Negotiable | 1 month |
| Rent period maximum | Negotiable | 1 month (or 28 days) |
| Bidding above advertised rent | Permissible | Banned |
| Pet refusal | At landlord’s discretion | Requires "good reason" |
| Annual rent increase mechanism | Section 13 or as agreed | Section 13 only, once per year |
What this means for documentation
The shift to periodic-as-default removes the natural endpoint that fixed-term tenancies used to provide. Pre-Act, landlords would commonly use the end of the fixed term to renegotiate, refresh paperwork, or commission a new check-in. Post-Act, the tenancy continues indefinitely — and the documentation cycle has to be deliberate rather than triggered by a fixed-term expiry.
The two operational replacements:
- Refreshed check-in at any change of tenant — when a tenant moves out and a new tenant moves in, the check-in is still essential as the new baseline. See check-in vs check-out report for the full operational difference.
- Mid-tenancy inspections on a 6-monthly cycle — replacing the fixed-term endpoint as the operational moment to confirm property condition, lease compliance, and tenant occupancy. See mid-term inspection: how often, what to check.
Both produce the documented evidence that the Act’s restructured Section 8 grounds now require. Section 21 didn’t need evidence — Section 8 does. The inventory documentation cycle isn’t optional; it’s the evidence base for any future possession claim. What is a periodic tenancy from the landlord’s documentation perspective? An open-ended evidential workstream with no fixed-term endpoint to pause at.
Working with Click Inventories
Click Inventories provides AIIC-format check-in and check-out reports from £125 (Studio) and mid-term inspections from £90. The clerk attending each visit holds personal AIIC membership and produces reports in the standard adjudication-ready format. What is a periodic tenancy without proper documentation? A weak evidential position when contested grounds for possession are tested under the Act.
For the full periodic-tenancy management context — what documentation is needed when, at what cost, with which schedule — see our property inventory reports pillar guide.
Further reading: GOV.UK’s official guidance on private renting covers the broader statutory framework that the Renters’ Rights Act 2025 amends, including tenant deposit rules, repairs, and gas safety obligations.
Frequently asked questions
Are existing fixed-term ASTs still valid?
No. On 1 May 2026, all existing assured shorthold tenancies converted automatically into Section 4A assured periodic tenancies. The fixed-term portions of those agreements are no longer enforceable, though the rest of the agreement (rent amount, deposit, repairing obligations, etc.) continues to apply. What is a periodic tenancy in this transition context? The same agreement, minus the fixed-term endpoint.
Can I still offer a fixed-term tenancy?
For new assured tenancies from 1 May 2026 onwards, no — fixed-term assured tenancies are not permissible under the Act. Specialist tenancy types (company lets, lodger agreements, certain student accommodation arrangements under UNIPOL/ANUK codes) remain outside the Act’s scope and can be structured differently. For standard private rental, the tenancy must be periodic. What is a periodic tenancy in the new-tenancy context? The only structure available for an assured letting from 1 May 2026 onwards.
How much notice do I need to give to recover the property for sale?
Under the Act’s new Ground 1A (sale of property), four months’ notice is required. The ground also requires documented evidence of genuine intent to sell — landlords who serve Ground 1A then re-let the property face a 12-month prohibition on re-letting plus potential civil penalties. What is a periodic tenancy from the disposal-planning perspective? An open-ended arrangement that can only be ended via specific statutory grounds, never by clock.
Can the tenant just leave at any time?
A tenant can serve notice to quit at any point during a periodic tenancy. The notice period is typically two months, must be in writing, and must expire at the end of a rent period. There’s no requirement for the tenant to give reasons. What is a periodic tenancy from the tenant-mobility angle? A no-fault exit route with a 2-month notice cost, in either direction.
What about deposits — do the rules change?
Tenancy deposit protection rules (TDS, DPS, MyDeposits, 30-day protection deadline, prescribed information service, 5-week cap under the Tenant Fees Act 2019) are unchanged by the Renters’ Rights Act 2025. What changes is the enforcement context — non-compliance has stronger consequences under the Act’s broader enforcement framework. What is a periodic tenancy worth understanding here? A continuous obligation context — deposit compliance must be current throughout, not just at start-of-term. See our tenancy deposit scheme pillar guide.
Can I increase the rent annually?
Yes, but only once per 12 months and only by serving a Section 13 notice. The tenant has the right to challenge the proposed increase at the First-tier Tribunal if they consider it excessive — the tribunal will assess whether the increase is in line with market rates.
The Renters’ Rights Act 2025 applies to England specifically. Welsh, Scottish, and Northern Irish tenancy law operate under separate frameworks. Commercial leases, corporate lets, and exempted specialist tenancies (lodger agreements, certain PBSA arrangements) follow different rules. Specific contested cases — possession applications, complex portfolio restructures — warrant solicitor consultation rather than reliance on this guide alone.
