Periodic tenancy agreement UK — the 2026 compliant template

Why the periodic tenancy agreement replaced the AST

The Renters' Rights Act 2025 was designed to give tenants greater security. Fixed-term ASTs allowed landlords to use the end of the fixed term (and Section 21) to evict tenants without reason. Periodic tenancies roll indefinitely — the landlord must now cite a statutory ground to recover possession, making the tenancy type and the possession process the same document of record.

• No fixed term. The tenancy does not expire — it continues until notice is given by either party.
• Tenant can leave with one rent period's notice. Monthly tenancy = one month's notice from tenant.
• Landlord must use Section 8. To end the tenancy, the landlord must serve a Section 8 notice citing a statutory ground and (if the tenant does not leave) obtain a court order.
• From 1 May 2026. Existing ASTs automatically convert to PATs. All new lettings must use a PAT from that date.

What a compliant 2026 periodic tenancy agreement must include

A Periodic Assured Tenancy Agreement for England from 1 May 2026 must contain the following — and must not contain certain clauses that are now unlawful:

• Description as Periodic Assured Tenancy — not Assured Shorthold Tenancy.
• Rent period stated — typically monthly; this determines the tenant's minimum notice period.
• No fixed-term end date — the agreement runs indefinitely.
• No contractual rent review clause — rent increases use Section 13 only.
• Compliant pet request clause — blanket pet bans are unenforceable from 1 May 2026.
• No break clause operating as a fixed-term end date.
• Prescribed information about Section 8 — how the tenancy can be ended by the landlord.
• Right-to-Rent confirmation — landlord has conducted the required immigration check.

Periodic vs fixed-term: key differences for landlords

If you are used to ASTs, here is what changes in day-to-day management under a PAT:

• No AST renewal. When the agreement ends after the fixed term, tenants used to sign a new AST or move to a statutory periodic. Under a PAT, the agreement never expires — there is nothing to renew.
• Rent increases via Section 13 only. You cannot use a contractual rent review clause. Serve a Section 13 notice (Form 4) with 2 months' notice, once per 12 months.
• Possession requires court. If a tenant refuses to leave after receiving a valid Section 8 notice, you cannot re-enter without a county court possession order.
• Better certainty for both parties. The tenant knows exactly under what circumstances they can be required to leave. The landlord knows the grounds are legally enforceable.

Periodic tenancy agreements for HMOs and shared houses

HMO and shared house lettings are equally affected by the 2026 changes. Whether you let the whole property on a joint tenancy or each room on a separate tenancy, the agreement must be a PAT from 1 May 2026. LetSafe UK's HMO Tenancy Agreement (LS-E-002) is the per-room PAT variant, covering the additional HMO-specific obligations.

• Joint tenancy HMOs — one PAT for all tenants jointly.
• Per-room lettings — separate PAT for each occupant, each liable only for their room rent.
• Pet requests in shared houses — must still be considered; other occupants' objections may constitute a reasonable ground for refusal.

Frequently asked questions