Statutory periodic tenancy — automatic creation, terms and compliance
HA 1988 s.5(2): when fixed-term AST expires with no valid notice and no new agreement, statutory periodic tenancy arises automatically — by operation of law; no document required; same terms as original; rent period mirrors original payment period (monthly if monthly). Deposit re-protection: NOT required for statutory periodic (Deregulation Act 2015 s.30 — resolved Superstrike v Rodrigues uncertainty); original protection continues; no fresh obligation. Prescribed information: re-service not required on statutory periodic; best practice to re-serve for evidential clarity. Right to rent: no fresh check required for statutory periodic continuation. s.47/48 notices: remain valid unless landlord details changed.
- Statutory periodic: no documentation needed; no deposit re-protection; no PI re-service — simplest outcome at end of fixed term; both parties can end with proper notice
- Contractual renewal (new AST or contractual periodic): creates NEW tenancy; deposit must be re-protected within 30 days; fresh PI served within 30 days; right to rent check advisable; all prescribed documents re-served
- Common error: signing a 'renewal agreement' or 'tenancy continuation letter' which inadvertently creates a new tenancy — triggering deposit re-protection obligations that many landlords fail to satisfy
- RRA 2025 (England from 1 May 2026): no new fixed-term renewals — at expiry of existing fixed terms, automatically becomes periodic under new RRA 2025 regime; do not grant new fixed-term agreements after 1 May 2026
Rent increases, RRA 2025 rent regime, Scotland, Wales and NI
Rent increase on statutory periodic (pre-RRA 2025): HA 1988 s.13 process — serve Form 4 (Landlord's Notice Proposing a New Rent); minimum 1 month's notice for monthly tenancy; new rent must be market rent; tenant can challenge at First-tier Tribunal Property Chamber before proposed date. Rent increase on contractual renewal: agreed between parties; no statutory challenge mechanism for agreed rent. RRA 2025 rent regime (England from 1 May 2026): once per 12-month period; statutory notice; tenant can challenge at First-tier Tribunal; contractual review clauses above market rent unenforceable.
- s.13 Form 4: serve on all joint tenants; give correct notice period (1 month for monthly tenancy; 28 days for weekly); new rent = market rent — Tribunal will determine if challenged
- RRA 2025 rent increase: landlord can propose once per 12 months; must be to market rate; First-tier Tribunal determines market rent if challenged; 'rent control' mechanism but not below-market rent freeze
- Scotland: PRT — no fixed term; no renewal; rent increase via AT2 form (3 months' notice); tenant can refer to First-tier Tribunal (Housing and Property Chamber) within 21 days of AT2
- Wales: RHWA 2016 occupation contracts all periodic from 1 December 2022; no fixed-term renewal concept; rent increase via contractual mechanism (contract-holder has right to refer to Rent Officer/Rent Assessment Committee)