If you are a landlord with tenants on fixed-term assured shorthold tenancies, you need to understand a fundamental change coming on 1 May 2026. The Renters' Rights Act 2025 (c. 26) abolishes fixed-term tenancies entirely. Every residential tenancy in England will become a periodic tenancy, rolling on a month-to-month basis. This guide explains exactly what happens and what it means for you.
All ASTs Convert to Periodic on 1 May 2026
On commencement day, every existing assured shorthold tenancy in England automatically converts to a periodic tenancy. It does not matter whether the tenant is in the middle of a six-month fixed term or a twelve-month fixed term. It does not matter what your tenancy agreement says. The conversion happens by operation of law. You do not need to sign anything, and you do not need the tenant's agreement.
No More Fixed Terms for New Tenancies
From 1 May 2026, you cannot create a new fixed-term assured shorthold tenancy. Any tenancy you grant after commencement must be a periodic tenancy from day one. There is no six-month minimum term, no twelve-month term, and no option to agree a fixed period. The tenancy simply rolls on a monthly basis from the start.
What Happens to Existing Fixed-Term Provisions?
The terms of your existing tenancy agreement continue to apply, but only in so far as they are compatible with the new legislation. Any clause that relates to a fixed term ceases to have effect. The remaining terms — such as the rent amount, the property address, the tenant's obligations regarding the condition of the property, and any permitted use provisions — all continue unchanged.
Break Clauses Become Irrelevant
Break clauses were a feature of fixed-term tenancies that allowed either party to end the tenancy before the fixed term expired. Under the RRA, there are no fixed terms, so there is nothing to break out of. Break clauses become entirely irrelevant. Tenants can leave at any time by giving two months' written notice. Landlords must use Section 8 grounds to regain possession.
How Tenants End a Tenancy
Under the new system, a tenant can end the tenancy by giving two months' written notice at any point. There is no minimum period they must stay. A tenant who moves in on 1 June could give notice on 2 June and leave on 2 August. This is a significant shift from the old model, where tenants were locked in for the duration of the fixed term. Landlords should factor this flexibility into their planning around void periods and marketing.
How Landlords Regain Possession
To regain possession, you must use one of the Section 8 grounds under the Housing Act 1988, as amended by the RRA. The key grounds are:
- Ground 1: You or a family member wants to move in (four months' notice)
- Ground 1A: You intend to sell the property (four months' notice, new ground under RRA)
- Ground 6: You intend to redevelop the property (four months' notice)
- Ground 8: The tenant has at least three months' rent arrears (four weeks' notice)
Certain grounds — including Grounds 1, 1A, and 6 — cannot be used during the first 12 months of the tenancy, giving the tenant a minimum period of security.
The 12-Month Restriction
Although there is no fixed term, the RRA introduces a 12-month restriction on the use of certain possession grounds. Grounds 1, 1A, and 6 cannot be used during the first 12 months. This effectively provides the tenant with a year of security, similar to the old fixed term but achieved through a different mechanism. For Ground 8 (rent arrears) and Ground 14 (anti-social behaviour), the 12-month restriction does not apply.
What You Should Do Now
If you have tenants on fixed-term ASTs, there is nothing you need to do for the conversion itself — it happens automatically. However, you should review your tenancy agreement and consider updating it. An agreement that references fixed terms, break clauses, and Section 21 will still function, but it will be confusing and may not reflect your rights and obligations accurately.
Take Action
Generate your RRA-compliant document pack now and be ready for 1 May 2026. All 14 documents are pre-filled with your details for £29.99.
For a broader overview of every change, read our Plain English Guide to the Renters' Rights Act 2025. You can also use our Notice Period Calculator to check the correct notice for each Section 8 ground.