What is an assured periodic tenancy?
Since 1 May 2026, most private tenancies in England have been assured periodic tenancies with no fixed end date, under the Renters' Rights Act 2025. Tenants can end the tenancy with two months' notice, and landlords must rely on a statutory ground to regain possession.
Read more in our guide: Selling a portfolio with tenants
Key facts at a glance
| Item | Detail |
|---|---|
| Applies to | Almost all private tenancies in England from 1 May 2026, including existing assured shorthold tenancies, which converted automatically |
| Fixed term | None; the tenancy runs month to month (or week to week) with no end date |
| Tenant's notice to leave | Two months |
| Landlord ending the tenancy | Only on a statutory ground, using a Section 8 notice |
| Rent period | Cannot be longer than one month |
| Rent increases | Once a year, using a Section 13 notice with two months' notice |
| Written terms | Landlords must give a written statement of the main terms |
How Assured Periodic Tenancies Work
An assured tenancy gives the tenant a right to stay in the property until they choose to leave or a court makes a possession order on one of the grounds in Schedule 2 to the Housing Act 1988. Before 1 May 2026, most private tenancies were assured shorthold tenancies, often with a 6 or 12-month fixed term, which the landlord could end with a Section 21 notice. The Renters' Rights Act 2025 abolished shorthold tenancies and fixed terms, so tenancies are now periodic from day one.
For tenants, the main change is flexibility: they can leave with two months' notice at any time. For landlords, the main change is that possession requires a reason, such as selling (Ground 1A), moving in (Ground 1), or rent arrears (Ground 8).
What Changed on 1 May 2026
| Before 1 May 2026 | From 1 May 2026 | |
|---|---|---|
| Tenancy type | Assured shorthold, often fixed term | Assured periodic |
| No-fault possession | Section 21, two months' notice | Abolished |
| Possession to sell | Usually Section 21 | Ground 1A, four months' notice, not in the first year |
| Tenant leaving | At the end of the fixed term, or by agreement | Two months' notice at any time |
| Rent increases | Rent review clauses or Section 13 | Section 13 only, once a year |
Assured Periodic Tenancies When You Sell
- The tenancy continues when the property is sold. The buyer steps into your shoes as landlord on completion, and you must give the tenant the buyer's details.
- Because tenants can leave with two months' notice, buyers look closely at how long tenants have been in place and whether rents are at market level. A history of long, stable tenancies supports a stronger price.
- The deposit, the written statement of terms, safety certificates and the rent account all transfer with the tenancy and will be checked in due diligence.
- If you want the property empty, you must use Ground 1A rather than simply waiting for a fixed term to end.
Official Sources and Further Reading
General information for landlords in England, checked against official sources in October 2026. It is not tax, legal or financial advice: speak to a qualified accountant or solicitor about your own circumstances.
Frequently Asked Questions
Since 1 May 2026, most private tenancies in England have been assured periodic tenancies with no fixed end date, under the Renters' Rights Act 2025. Tenants can end the tenancy with two months' notice, and landlords must rely on a statutory ground to regain possession.
Yes. Existing assured shorthold tenancies in England converted automatically into assured periodic tenancies on 1 May 2026, without the parties needing to sign anything new.
Two months, which can be given at any time.
No. Fixed terms were abolished for most private tenancies in England from 1 May 2026.
It continues. The buyer becomes the landlord on completion with the same tenancy terms, and the tenant must be told who the new landlord is.
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