Moving to Periodic Tenancies: A Guide for Landlords

The private rented sector (PRS) is entering a new phase of reform. From May 2026, the Renters’ Rights Act will reshape how tenancies are managed, ended and regulated.

The upcoming transition from fixed-term to periodic tenancies represents a significant structural shift in the private rented sector. From 1st May 2026, all new tenancies will begin as periodic agreements, offering greater flexibility while maintaining clear, structured possession grounds for landlords.

While the format of tenancies is changing, landlords retain important protections, particularly where tenants breach their obligations.

For landlords who want to sell or move into their property, they can do so after 8 months of a tenancy, giving tenants 4 months' notice. This provides tenants with initial stability, while still allowing landlords to serve notice in advance so that possession aligns with the 12-month timeframe if required.

Importantly, where tenants are at fault, including rent arrears, antisocial behaviour or property damage, landlords can act immediately using the appropriate grounds.

Have questions about how periodic tenancies could affect your portfolio? Speak to our team now to review your strategy.

Our view:  

While tenants will technically have greater flexibility, behaviour trends suggest stability remains the priority. The average UK tenancy lasts approximately 35 months, which is significantly longer than a traditional 12-month fixed term.

Most tenants value security, community and convenience. In practice, frequent early departures are expected to remain the exception, not the rule.

For well-managed properties with responsive landlords, long-term occupation is the most common outcome.

Want to understand how your properties would perform under the new tenancy structure? Book a portfolio review today.

How we can help:  

The shift to periodic tenancies places greater emphasis on tenant satisfaction and proactive management.

We encourage landlords to focus on:

• Careful tenant matching
• Strong onboarding processes
• Responsive maintenance handling
• Regular communication

These measures help produce longer tenancies and reduce the likelihood of unexpected notice being served.

FAQs  

Have a specific scenario you’d like advice on? Our lettings experts are here to help.

Q. What if a tenant gives notice after only a few months?

A: While tenants can give two months’ notice at any time, early departures are statistically uncommon. Proactive management and careful tenant selection significantly reduce this risk. We focus on securing applicants seeking long-term homes rather than short-term flexibility.

Q. Will this increase void periods?

A: Not necessarily. In many cases, notice periods will allow sufficient time to remarket the property before the tenancy ends. With proactive marketing and database matching, voids can often be minimised.

Q. Can I still remove a tenant who is in arrears?

A: Yes. Fault-based grounds remain available at any stage of the tenancy, including for significant rent arrears, antisocial behaviour, or property damage. If you want to find out more about how this is actioned, speak to our team who will be happy to help.  

Q. Can I still sell my property?

A: You can use the specific mandatory ground for selling, but only after the tenant has been in the property for at least 12 months. You must provide a minimum of four months’ notice, meaning you can serve notice on month 8 of the tenancy, and the property must be genuinely intended for sale.  

Timing and compliance are critical. Contact us early so we can ensure notice is served correctly and delays are avoided.