Can I still use a fixed-term AST after May 2026?

No. Fixed-term Assured Shorthold Tenancies (ASTs) are no longer available for new private residential lets in England from 1 May 2026. All new residential tenancies must be PATs. Existing fixed-term ASTs that were entered into before 1 May 2026 can continue until they expire, at which point they automatically become PATs.

How is a PAT different from an AST?

An AST has a fixed end date (e.g. 6 or 12 months) after which the landlord could serve a Section 21 notice. A PAT has no end date — it continues rolling until either the tenant gives 2 months' written notice, or the landlord serves and proves a Section 8 ground. Section 21 no-fault eviction is abolished for PATs.

Can a tenant leave a PAT at any time?

Yes. A tenant on a PAT can give 2 months' written notice to end the tenancy at any time. The notice must be in writing, addressed to the landlord, and state the intended end date. There is no obligation to wait for the end of a period.

Periodic Assured Tenancy Agreements — A Complete Landlord Guide for 2026

Q: What is a Periodic Assured Tenancy Agreement (PAT)?

A Periodic Assured Tenancy Agreement is the new standard form of private residential tenancy in England from 1 May 2026. It runs on a rolling periodic basis (typically month-to-month) with no fixed end date. The tenant can end it at any time by giving 2 months' written notice. The landlord can only end it by serving a Section 8 notice on one of the specified Schedule 2 grounds.

The Renters' Rights Act 2025 fundamentally changed the landscape of private residential letting in England. From 1 May 2026, fixed-term Assured Shorthold Tenancies (ASTs) are replaced by Periodic Assured Tenancy Agreements (PATs) as the only permitted form of new private residential tenancy. Every landlord in England must understand what a PAT is, how it works, and how it changes the relationship between landlord and tenant.

What changed on 1 May 2026

Fixed-term ASTs can no longer be created for new private residential tenancies in England. All new lets must use a PAT. Section 21 no-fault eviction is abolished. Section 8 mandatory and discretionary grounds are the only route to possession. Existing fixed-term ASTs entered into before 1 May 2026 continue until they expire, then convert automatically to PATs.

What is a Periodic Assured Tenancy?

A Periodic Assured Tenancy is an assured tenancy that runs on a periodic basis — typically month-to-month — with no fixed end date. The tenancy rolls forward automatically at the end of each period unless ended by the landlord (via Section 8) or the tenant (via 2 months' written notice). Unlike a fixed-term AST, there is no break clause, no contractual end date, and no ability to serve a Section 21 notice.

Core features of a PAT

No fixed end date: The tenancy continues rolling until lawfully ended by the landlord or tenant
2 months' notice to quit from tenant: The tenant can end the tenancy at any time by giving the landlord at least 2 months' written notice. The notice must be in writing and state the intended end date
No Section 21: Landlords cannot serve a Section 21 notice on a PAT. All possession must be via Section 8 and a Schedule 2 ground
Rent only by Section 13: Rent can only be increased via a formal Section 13 notice (Form 4A) once every 12 months. Contractual rent review clauses in PATs are void
Right to request a pet: Tenants have the statutory right to request a pet. Landlords must respond in writing within 42 days — silence is deemed consent
No advance rent beyond 1 month: Landlords cannot require payment of more than 1 month's rent in advance under a PAT
Deposit cap — 5 weeks' rent: Maximum deposit for tenancies with annual rent below £50,000 is 5 weeks' rent

How a PAT ends — for tenants

A tenant on a PAT can end the tenancy by giving 2 months' written notice. The notice must: be in writing; be addressed to the landlord (or letting agent); clearly state the intended end date; and be given at least 2 full months before the end date. There is no requirement for the end date to fall on a rent day or the end of a rental period. Tenants can leave at any point once the 2-month notice period has run.

How a PAT ends — for landlords

A landlord cannot end a PAT except by obtaining a court possession order on one of the mandatory or discretionary grounds in Schedule 2 of the Housing Act 1988 (as amended by the RRA 2025). The key grounds are:

Ground 1 (landlord or family occupation): 4 months' notice. Landlord or specified family member intends to occupy as principal home
Ground 1A (sale): 4 months' notice. Landlord intends to sell the property
Ground 4A (student lets): 2 months' notice. All tenants are full-time students. Notice cannot be served before 1 June
Ground 6 (redevelopment): 4 months' notice. Landlord intends to demolish, reconstruct, or carry out substantial works
Ground 8 (persistent rent arrears): 4 weeks' notice. Tenant has at least 2 months' (or 8 weeks') arrears at the time the notice is served and at the hearing
Ground 14 (anti-social behaviour): Immediate notice. Tenant or visitor is causing or likely to cause nuisance or annoyance
Ground 17 (false statement): 2 months' notice. Tenant induced landlord to grant the tenancy by a knowingly or recklessly false statement

What must a PAT agreement contain?

The RRA 2025 gives the Secretary of State power to prescribe mandatory tenancy terms. While the full set of prescribed terms had not been published as of June 2026, a compliant PAT agreement must as a minimum include:

Parties' names and addresses (landlord, tenant(s), and guarantor if applicable)
Property address and any included fixtures, fittings, or furnishings
Start date of the tenancy
Rent amount, payment date, and payment method
How rent increases will be notified (reference to Section 13)
Deposit amount and protection scheme details
Obligations on the tenant for the property (use, repairs, nuisance)
Obligations on the landlord for the property (quiet enjoyment, repairs, compliance)
Statement that the tenancy is a Periodic Assured Tenancy under the Housing Act 1988 (as amended)
Information on how the tenant can end the tenancy (2 months' written notice)

Transitioning existing ASTs to PATs

Fixed-term ASTs entered into before 1 May 2026 continue until their contractual end date. At that point, they automatically convert to Periodic Assured Tenancies under the RRA 2025 transitional provisions. Landlords are not required to issue a new agreement at the point of conversion, but should:

Issue the official RRA 2025 Information Sheet to all existing tenants — mandatory by 31 May 2026 (£7,000 penalty per tenancy for non-compliance)
Review the existing AST terms for any clauses that are void under the PAT framework (e.g. contractual rent review clauses, no-pets clauses inconsistent with the pet request right)
Confirm the deposit is still protected and the prescribed information is up to date
Prepare a compliant PAT agreement for issue at the next renewal opportunity to avoid reliance on a converted legacy agreement with potentially void terms

Common misconceptions about PATs

'I can include a fixed-term break clause in the PAT': No. The PAT framework prohibits contractual terms that purport to give the landlord a no-fault right to end the tenancy during a specified period. Only Schedule 2 grounds can be used
'The tenant must give notice on a rent day': No. The tenant's 2-month notice can expire on any day, not necessarily a rent day or the last day of a rental period
'I can charge more than 1 month upfront': No. Advance rent requests above 1 month are prohibited under PATs
'Section 21 still works for my converted AST': No. Section 21 is abolished. An AST that converts to a PAT on or after 1 May 2026 is subject to the PAT framework, including Section 21 abolition
'Ground 1A lets me evict anyone to sell': Ground 1A requires a genuine intention to sell. Using it as a pretext to remove a tenant without a real sale is a civil offence with up to 1 year's rent in compensation