How periodic tenancies work — rent periods, tenancy periods, and the notice link
The 'period' of the tenancy is the unit of time by which rent is payable (usually monthly or weekly). The period determines minimum notice requirements.
- Monthly periodic tenancies (most common): rent paid monthly; tenancy runs month to month; tenant minimum notice to quit is 2 months under RRA 2025
- Weekly periodic tenancies: rent paid weekly; tenancy runs week to week; tenant minimum notice is at least 1 month under RRA 2025
- RRA 2025 tenant notice — 2 months minimum: tenants cannot lawfully leave with less than 2 months' notice, providing landlords with a guaranteed 2-month window to find replacement tenants
- No contractual end date: the periodic tenancy continues indefinitely until tenant's notice, surrender, or court order for possession; break clauses are no longer a feature of English residential tenancy agreements
Conversion of existing tenancies on 1 May 2026
All fixed-term ASTs were automatically converted to periodic tenancies on 1 May 2026 by operation of the RRA 2025 — no notice or action by either party was required.
- Automatic conversion: applies to all existing fixed-term ASTs (whether within the initial fixed term or already rolling as a statutory periodic tenancy); no new tenancy agreement is needed
- Rent period post-conversion: corresponds to the rent payment period in the former fixed-term AST (monthly rent → monthly periodic; weekly rent → weekly periodic)
- Deposits: deposits protected under TDP schemes under the fixed-term AST remain validly protected; prescribed information does not need to be re-served solely due to conversion
- Existing Section 21 notices invalidated: any Section 21 notices not used to obtain a possession order before 1 May 2026 became void; landlords must now use Section 8
Rent reviews in periodic tenancies — Section 13 Form 4A as the sole mechanism
The only way a landlord can unilaterally increase rent in a periodic tenancy is through the Section 13 procedure using the prescribed Form 4A.
- Section 13 notice (Form 4A): must be served at least one rental period in advance (minimum 1 month for monthly tenancies); rent can only be increased once per 12-month period
- Tenant's right to challenge via First-tier Tribunal: tenant can refer the proposed increase for a market rent determination; the new rent does not take effect until the Tribunal determines; Tribunal can confirm, reduce, or increase the proposed rent
- Agreed increases: where the tenant agrees to an increase, no Section 13 notice is required; document agreed increases in writing
- Contractual rent review clauses from former fixed-term ASTs: clauses purporting to bypass the Section 13 procedure are likely unenforceable in a periodic tenancy
Implications for possession and student lets
With Section 21 abolished and all tenancies periodic, Section 8 is the only route to possession. Student let landlords face particular challenges under the all-periodic regime.
- Section 8 only: landlords must use Section 8 grounds (including Ground 1A for sale) — there is no natural end date to plan possession around
- Ground 1A (selling): new RRA 2025 mandatory ground; 4 months notice; 3-month no-relet restriction; genuine intent to sell required
- Joint tenant notice to quit: one joint tenant can end the entire periodic tenancy unilaterally by serving notice — without the other joint tenant's consent (Hammersmith v Monk [1992])
- Student lets: landlords cannot guarantee possession at the end of the academic year; students must give 2 months' notice; landlords relying on tenant departure to re-let for the next academic year face uncertainty under the all-periodic regime