Periodic Tenancy UK Rights - What Tenants and Landlords Need to Know

A periodic tenancy is a rental arrangement that continues on a rolling basis rather than ending on a fixed date. Understanding your rights is important because the rules determine how rent, notice, possession, repairs and other tenancy matters are handled.

Following the 2026 changes to private renting in England, most assured private tenancies now operate as assured periodic tenancies. However, not every type of tenancy in the UK is covered by these rules, so the exact rights can depend on the property and tenancy arrangement.

What Is a Periodic Tenancy?

A periodic tenancy continues from one rental period to the next, usually monthly or weekly.

Unlike a traditional fixed-term tenancy, there is no fixed end date. The tenancy continues until the tenant gives valid notice, the landlord and tenant agree to end it, or the landlord legally brings it to an end.

For assured private tenancies in England, new tenancies from 1 May 2026 are generally assured periodic tenancies. Existing assured tenancies also moved to the periodic system from that date.

Can a Landlord End a Periodic Tenancy Whenever They Want?

No. For an assured periodic tenancy in England, a landlord must have a valid legal reason for seeking possession and follow the correct procedure.

Possible grounds can include:

• Rent arrears

• Serious tenancy breaches

• Antisocial behaviour

• The landlord wanting to sell

• The landlord or certain family members needing to live in the property

• Serious damage to the property

The landlord generally needs to serve a Section 8 notice explaining the grounds being relied upon and give the required notice period. Depending on the ground, this is usually at least two months but can be longer or shorter in particular circumstances.

Can a Tenant Leave a Periodic Tenancy?

Yes. Tenants generally have the right to end an assured periodic tenancy by giving the required notice.

For current assured periodic tenancies in England, a landlord cannot require more than two months' notice. The tenant's notice normally needs to be in writing and end on the appropriate day in the rental period.

If the landlord agrees to an earlier departure, the parties can agree a shorter notice period in writing.

What Happens to Old Fixed-Term Tenancies?

The 2026 changes are particularly important for tenants who previously had fixed-term agreements.

From 1 May 2026, most assured tenancies that previously had a fixed end date became rolling periodic tenancies. The previous end date no longer applies.

This means a tenant whose old agreement said they had to remain until a particular date may now have different rights under the new periodic-tenancy system.

Can Rent Be Increased During a Periodic Tenancy?

Landlords can increase rent, but they must follow the applicable legal procedure.

For assured periodic tenancies in England, rent increases are subject to statutory requirements and cannot simply be imposed whenever the landlord chooses.

Tenants should check any proposed increase carefully and seek advice if they believe the landlord has not followed the correct procedure.

What Rights Do Tenants Have During a Periodic Tenancy?

Having a periodic tenancy does not mean a tenant has fewer basic protections.

Depending on the type of tenancy, tenants can have rights concerning:

• Proper notice before possession proceedings

• Protection from illegal eviction

• Repairs and property conditions

• Deposit protection

• Privacy and reasonable access

• Protection from unlawful harassment

• Challenging certain rent increases

• Using the property as their home without unreasonable interference

A landlord cannot simply change the locks or physically remove a tenant because a notice period has expired. If the tenant does not leave, the landlord may need to obtain a possession order and use the appropriate enforcement process.

What Happens If the Landlord Wants to Sell?

Selling a property does not automatically end an assured periodic tenancy.

If the landlord wants possession because they intend to sell, they must rely on the applicable legal ground and follow the required notice and possession process.

This gives tenants greater security than the previous no-fault Section 21 system, which is no longer available for assured periodic tenancies from 1 May 2026.

What If the Tenant Is in Rent Arrears?

Rent arrears can provide a landlord with grounds to seek possession.

The consequences depend on the amount owed, the circumstances and the specific possession ground being used. Landlords should keep accurate rent records and follow the correct notice and court procedure rather than attempting to remove the tenant themselves.

Tenants who are struggling with rent should communicate with their landlord early and seek appropriate housing or financial advice.

What About Joint Periodic Tenancies?

Joint tenants should be particularly careful before giving notice.

Under the current assured periodic tenancy rules in England, one joint tenant can generally give notice that ends the joint tenancy. This can affect the other people living in the property. If some tenants want to remain, the landlord can potentially create a new tenancy with those tenants.

Anyone considering giving notice on a joint tenancy should understand the consequences before doing so.

Can a Periodic Tenancy Be Changed by Agreement?

Landlords and tenants can agree certain changes to their tenancy, provided those changes comply with the law.

For example, they may agree practical arrangements concerning the management of the property, repairs or an earlier termination date.

However, an agreement cannot simply remove statutory protections or give either party powers that the law does not allow.

Keep Your Tenancy Documents

Even though a periodic tenancy may not have a fixed end date, tenants should keep their original tenancy agreement and any later written information.

Also retain:

• Rent payment records

• Deposit information

• Inventory reports

• Repair requests

• Emails and messages

• Notices received or given

• Records of agreements with the landlord

These documents can become important if a dispute develops.

How Fraser Bond Can Help

Periodic tenancies require landlords to manage rent, repairs, compliance, tenant communication and possession procedures carefully.

Fraser Bond provides professional property management and consultancy support across the UK, helping landlords and property owners manage rental properties, tenancy administration, maintenance and wider property matters.

If you are a landlord dealing with a periodic tenancy or a property owner looking for professional management support, Fraser Bond can help you manage the practical side of your property more effectively.