Tenancy Renewal UK 2026 — The End of Fixed-Term Renewals

What happened on 1 May 2026

The Renters' Rights Act 2025 came into force on 1 May 2026. All existing assured shorthold tenancies — whether fixed-term or already rolling periodic — were converted to Periodic Assured Tenancies on that date. The concept of a 'fixed-term renewal' ceased to exist.

For landlords, this means there is no longer a lease expiry date at which to renegotiate terms. The tenancy simply continues month-to-month until the tenant gives 2 months' notice or the landlord obtains a possession order under Section 8.

How to increase rent on a periodic tenancy

With no fixed-term renewal mechanism, landlords can only increase rent by serving a Section 13 notice (on the prescribed Form 4A). The notice must give at least 2 months' warning, and a new rent cannot take effect more than once per 12 months. Tenants can challenge the proposed increase at the First-tier Tribunal, which will determine the open market rent — it cannot set the rent below the current level.

• Minimum 2 months' notice (or 4 weeks for weekly/fortnightly tenancies)
• New rent cannot take effect in the first 52 weeks of the tenancy or within 52 weeks of the last increase
• Use Form 4A (prescribed government form) — using a non-prescribed form is not valid
• Tenant has a right to refer to the First-tier Tribunal before the proposed effective date
• If the tenant refers to the tribunal, the landlord cannot increase the rent until the tribunal determines the market rent

Recovering possession without renewal

Previously, landlords could allow a fixed term to expire and use a Section 21 notice if the tenant did not leave. Both routes are now closed. To recover possession, landlords must serve a valid Section 8 notice on one of the statutory grounds. Common grounds include:

• Ground 8 — serious rent arrears (2 months or 8+ weeks): mandatory, 2 weeks' notice
• Ground 1A — landlord wants to sell with vacant possession: 2 months' notice, cannot serve in first 12 months
• Ground 1 — landlord or family member wants to move in: 2 months' notice, cannot serve in first 12 months
• Ground 14 — tenant behaviour causing nuisance: 2 weeks' notice (or immediate in some cases)

Practical steps for landlords at what used to be renewal time

• Do not offer a new fixed-term agreement — the tenancy continues automatically
• Set an annual rent review reminder — serve a Section 13 notice if you want to increase rent
• Update your tenancy agreement templates to remove fixed-term clauses and Section 21 references
• Ensure deposit protection is current — the original protection remains valid through the conversion
• If the tenant wants to leave, they must give 2 months' written notice — accept a shorter period only if you agree in writing