Assured periodic tenancies in England: how they work

Basics

An assured tenancy is a residential tenancy under the Housing Act 1988. Most private landlords in England have used assured shorthold tenancies (ASTs), often with a fixed term followed by a statutory periodic tenancy.

A periodic tenancy has no fixed end date. It runs from period to period (usually monthly) until validly ended by notice or a court order.

After 1 May 2026

The Renters' Rights Act implementation roadmap says Phase 1 introduces assured periodic tenancies for most new and existing private rented tenancies from 1 May 2026. GOV.UK landlord guidance notes that an assured shorthold tenancy that began before that date generally becomes an assured periodic tenancy on or after 1 May 2026.

That means you should not rely on a fixed-term end date to regain possession without a statutory ground. Section 21 is no longer available for new claims from 1 May 2026.

Ending the tenancy

Tenants can give two months' notice to leave under the Act's reforms. Landlords must use a valid section 8 ground, serve the correct notice, and obtain a possession order if the tenant does not leave — see GOV.UK guidance after 1 May 2026.

Resident landlords letting lodgers, company lets, and holiday lets follow different rules and are outside this guide.

Paperwork

Your agreement should state it is an assured periodic tenancy, the rent period, deposit terms, and how section 13 rent increases will be handled. You must still provide a written statement of terms, the current How to Rent guide, protect the deposit, and meet safety obligations.