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Tenancy Changes: AST to Periodic Conversion

The Renters' Rights Act 2025 fundamentally reforms England's private rented sector. Every Assured Shorthold Tenancy (AST) will automatically convert to an Assured Periodic Tenancy by 1 May 2026, ending the fixed-term model for new lets. You will not be able to create new fixed-term tenancies after this date. Your documentation obligations become stricter, notice periods for eviction lengthen, and exit strategies must use formal grounds. Preparation is critical: audit all tenancy agreements by 31 March 2026, download government templates, and prepare Written Statements of Terms for any oral tenancies by 31 May 2026.

AST vs Periodic Tenancy: Key Differences

Aspect Fixed-Term AST (Pre-May 2026) Periodic Tenancy (Post-May 2026)
Term End Fixed expiry date No end date; continues indefinitely
Tenant Notice to End Not required; ends at expiry 2 months' written notice required
Landlord Notice to End Not required; ends at expiry Must have grounds (Section 8 or 21) + 2 months' notice
Rent Increases Locked for fixed term Once per 12 months; subject to tribunal review
Documentation AST agreement sufficient Information Sheet + Written Statement (by 31 May 2026)
Exit Strategy End date built in Must use formal grounds and notice periods

Source: Renters' Rights Act 2025 - Schedules 1–2

What happens to my existing fixed-term tenancies?

C5: Tenancy Changes – Before vs After The major legislative change coming 1 May 2026 Before 1 May 2026 After 1 May 2026 Tenancy Type • Fixed-term Assured Shorthold Tenancy (AST) • Terms set for 6-12 months (typical) • Must expire and be renewed Tenancy Type • Periodic rolling tenancy • Continues indefinitely week-to-week • or month-to-month Eviction Routes • Section 8: Tenant breach • Section 21: No-fault eviction available anytime Eviction Routes • Section 8 only: Tenant breach • Section 21: ABOLISHED • No-fault evictions no longer legal Rent Reviews • Contractual increases (any amount) • Negotiated between landlord & tenant • No statutory limits Rent Reviews • Section 13 notices only • Must follow prescribed process • Max once per 52 weeks Tenant Notice Period • 1 month (typically) • As per contract terms • Can be shorter if agreed Tenant Notice Period • 2 months (minimum, statutory) • For periodic tenancy break • Cannot be reduced by contract Deposit Limits • No statutory limit • Can request multiple deposits • Market rates apply Deposit Limits • Limited to 5 weeks' rent • No additional deposits allowed • Protects tenants from excess fees Repair Obligations • As per tenancy agreement • Varies by landlord conditions • No set standards Repair Obligations • Decent Homes Standard applies • Mandatory compliance from 2028 • Higher landlord responsibility Critical Changes for Landlords • No-fault evictions will no longer be possible – all evictions must be for breach or other grounds • Rent increases must follow Section 13 process with statutory timescales and forms • Tenants gain significantly more protection with minimum 2-month notice periods • Preparation now essential – existing ASTs will need conversion information and compliance planning

Your current fixed-term ASTs continue running until their natural expiry date; they do not end on 1 May 2026 automatically. Upon expiry, they convert to periodic tenancies aligned with your rent payment date. If a tenancy expires on 15 June 2026, conversion occurs on that date, not on 1 May. The conversion is automatic and mandatory—there is no opt-out mechanism or landlord discretion.

Sources: - Renters' Rights Act 2025 - Section 2 - DLUHC Guidance: Tenancy Conversion Timeline

How does the automatic conversion to periodic tenancies actually work?

On 1 May 2026, every existing AST that remains running automatically becomes an Assured Periodic Tenancy. The periodic cycle aligns with your rent payment arrangements, not a calendar date. Your tenant's statutory notice period to end the tenancy becomes 2 months, overriding any different term in your original agreement. The substantive terms (rent, deposit, maintenance responsibilities) continue unchanged, but the fixed-term protection—the guaranteed end date—is removed.

Sources: - Renters' Rights Act 2025 - Schedule 1 - Shelter: Tenancy Conversion Explained

What documentation do I need to provide after the conversion?

If your existing tenancy has a written AST agreement, you do not need to reissue it; the existing terms continue to govern the periodic tenancy. However, you must provide a government-approved Information Sheet to every tenant by 31 May 2026 (available from the DLUHC website). This sheet explains periodic tenancy rights and landlord obligations under the new law. For wholly oral tenancies, you must provide a Written Statement of Terms by 31 May 2026 setting out rent, deposit, house rules, and maintenance responsibilities, or you will face a £7,000 civil penalty from your local authority per tenancy. Every new tenancy from 1 May 2026 onwards must include a Written Statement of Terms from day one—it is a legal requirement, not optional.

Sources: - DLUHC Model Information Sheet - Renters' Rights Act 2025 - Section 5

When can I serve notice to end a periodic tenancy?

Unlike fixed-term ASTs, you can't rely on the end date—periodic tenancies have no end date. You must serve written notice to end the tenancy, and you must have grounds to do so under Section 21 or Section 8 of the Housing Act 1988 (no-fault or fault grounds). Under the Renters' Rights Act 2025, notice periods vary by ground: landlord/family occupation, property sale, and demolition require 4 months' notice (subject to a 12-month delay after tenancy start), while rent arrears cases require only 4 weeks. For no-fault eviction (Section 21), you must give 2 months' notice and comply with all prescribed requirements: current gas safety certificates (if applicable), EICR reports (if applicable), and proof of full deposit protection. Note: Section 21 notices served before 1 May 2026 remain valid until 31 July 2026, but no new Section 21 notices can be served from 1 May 2026 onwards. The notice period applies from the date of service, not from a fixed end date. Example: if you serve notice on 15 March 2026, the earliest you can require possession is 15 May 2026. Plan your exit strategy now—periodic tenancies require formal grounds and longer notice periods than the old model.

Sources: - Housing Act 1988 - Section 21 - Keystone Law: Possession Grounds and Notice Periods Under RRA 2025 - Shelter: Ending a Periodic Tenancy

How do rent increases work on a periodic tenancy?

Rent increases on periodic tenancies are strictly controlled: you may increase rent no more than once every 12 months, and you must serve formal written notice at least 1 month before the increase takes effect. The new rent must be 'reasonable'—the First-tier Tribunal will compare your increase to actual lettings for similar properties in your postcode, property type, size, and condition. Your tenant may challenge any increase above local market rates by applying to the Tribunal, which will approve, reject, or impose a different figure. This is substantially more restrictive than fixed-term ASTs, where rent was locked for the entire fixed term. Maintain careful records of all rent increase notices and comparable evidence for similar properties in your area.

Sources: - Renters' Rights Act 2025 - Section 9 - DLUHC Guidance: Rent Increase Procedures

Landlord Portfolio Scenario: Managing Multiple Tenancies

Case Study: Sarah's Three-Property Portfolio

Sarah owns three buy-to-let properties with tenancies at different stages:

Property A: 2-bedroom flat, fixed-term AST expiring 15 August 2026 at £950/month - What happens: Tenancy continues under fixed term until 15 August 2026. On that date, it automatically converts to a periodic tenancy aligned with the monthly rent cycle (15th of each month). By 31 May 2026, Sarah must provide the government Information Sheet. By 31 August 2026, if she wants to evict, she must serve written notice with valid grounds (e.g., landlord occupation, requiring 4 months' notice) and meet all prescribed requirements (gas safety, EICR, deposit protection proof).

Property B: 3-bedroom house, fixed-term AST expiring 10 February 2026 at £1,200/month - What happens: This tenancy expires before 1 May 2026, so conversion happens on 10 February 2026 itself. The tenant automatically becomes a periodic tenant at £1,200/month. Sarah must still provide the Information Sheet by 31 May 2026. The tenant can end the tenancy by giving 2 months' written notice at any time—e.g., if they give notice on 1 March, they can leave on 1 May. Sarah cannot increase rent until 10 February 2027 (minimum 12 months apart).

Property C: Studio, oral tenancy only (month-to-month, no written agreement) at £600/month - What happens: This is the highest-risk tenancy. Sarah must provide a Written Statement of Terms by 31 May 2026 or face a £7,000 civil penalty. The statement must detail rent (£600), deposit amount, house rules, and maintenance responsibilities. She must also provide the government Information Sheet. The tenant already has a 2-month notice period under common law, but the Written Statement formalizes all terms and protects Sarah from disputes over what was "agreed."

Key Action for Sarah: Audit all three tenancies by 31 March 2026. Property B converted in February; Properties A and C need documentation by 31 May. Schedule rent reviews for each property at different times to avoid bunched administrative work.

FAQ

1. Do I need to reissue all my existing AST agreements when they convert to periodic tenancies?

No, reissuing isn't required if you already have a written AST agreement. Your existing terms continue to apply to the periodic tenancy. What you must do is provide the government Information Sheet by 31 May 2026—you can download this from the DLUHC website. For purely oral agreements, however, you must provide a Written Statement of Terms by 31 May 2026 or face a £7,000 civil penalty. Many landlords are using the conversion window to create fresh documentation anyway, which is sensible practice. For detailed documentation deadlines, see C3: Deposit Protection and Prescribed Information.

2. What's the difference between the Information Sheet and the Written Statement of Terms?

These are two separate requirements under the Renters' Rights Act 2025. The Information Sheet is a government template (available by 31 May 2026 deadline) that explains periodic tenancy rights and landlord obligations—it applies to all converted tenancies. The Written Statement of Terms is a full list of your tenancy conditions (rent, deposit, house rules, maintenance) and becomes a legal requirement for all tenancies from 1 May 2026 onwards. If your existing tenancy already has a written agreement, that agreement serves as your Written Statement. For oral tenancies, you must create a Written Statement and provide it by 31 May 2026, or face a £7,000 civil penalty per tenancy. Read more in C4: Safety and Compliance Requirements.

3. Can I refuse to convert my AST to a periodic tenancy?

No, the conversion is automatic and mandatory—there's no opt-out. Every AST becomes a periodic tenancy either on 1 May 2026 (if it's already running on that date) or when the fixed term expires, whichever is later. This applies to all Assured Shorthold Tenancies in England. You can't use the conversion as a reason to evict your tenant, and you can't change the fundamental terms of the agreement. The only way to avoid a periodic tenancy is to end the tenancy before 1 May 2026, which you'd need to do using Section 8 grounds if the fixed term hasn't expired. For guidance on valid eviction grounds, see C6: Ending a Tenancy and Eviction.

4. How does the conversion work if my tenancy changes from a fixed term to a periodic tenancy?

Conversion happens automatically on your fixed-term expiry date (no action required from you). The periodic cycle aligns with your rent payment schedule—if rent is paid monthly on the 20th, the periodic cycle runs month-to-month from the 20th. All the original terms (rent amount, deposit, house rules, maintenance) continue unchanged from your existing AST agreement. Your tenant then has the right to give 2 months' written notice to end the tenancy at any time, and you must provide a government Information Sheet by 31 May 2026 explaining their new periodic rights. Understand how this affects rent management in C7: Rent Control and Fair Increases.

5. What if my tenant and I agreed to end the tenancy when the fixed term expires?

If you both agree to end on the expiry date and they vacate as planned, the tenancy ends cleanly—no conversion occurs. However, if they stay after the end date (even for one day), the tenancy automatically converts to a periodic tenancy under the Renters' Rights Act 2025 rules. Once it's periodic, you'll need proper 2-month notice and valid grounds to evict—you can't rely on the expired fixed term. The safest approach: ensure your tenant vacates on the agreed date, or if they're staying, explicitly agree in writing to a periodic continuation with a new Information Sheet by 31 May 2026. For details on eviction procedures, see C6: Ending a Tenancy and Eviction.

6. When exactly does my conversion to a periodic tenancy happen—on rent payment date or 1 May 2026?

Conversion date depends on your tenancy expiry date, not a calendar date. If your fixed term expires after 1 May 2026, it continues until expiry, then converts on that expiry date (not 1 May), aligned with your rent payment cycle. If your fixed term expires before 1 May 2026, it converts on that earlier expiry date. If your fixed term is already running on 1 May 2026 with no expiry date set, the periodic conversion happens on 1 May 2026 itself. The principle: conversion always aligns with your rent payment date to keep your rent cycle regular and avoid disruptive mid-cycle conversions. See the Action Checklist below to audit your tenancy dates and timeline.

Action Checklist

By 31 March 2026: - [ ] Audit all current tenancy agreements (written and oral) - [ ] Identify which tenancies expire before and after 1 May 2026 - [ ] Download the government Information Sheet template from DLUHC website - [ ] For oral tenancies, begin drafting Written Statements of Terms - [ ] Review your Section 21 notice procedures and ensure compliance with all prescribed requirements (gas safety, EICR, deposit protection)

By 31 May 2026: - [ ] Provide Information Sheet to all tenants with converted tenancies - [ ] Provide Written Statement of Terms for all previously oral tenancies - [ ] Create records showing service dates for all documentation - [ ] Brief tenants on new notice periods (2 months to end tenancy) - [ ] Update rent increase procedures to include 1 month advance written notice

From 1 June 2026 onwards: - [ ] Use only periodic tenancy agreements for any new lets - [ ] Include Written Statement of Terms in every new tenancy from day one - [ ] Track rent increase dates (minimum 12 months between increases) - [ ] Keep copies of all rent increase notices and dates - [ ] If ending tenancies, always use proper 2-month written notice with valid grounds

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Last updated: 22 March 2026 Review date: 1 June 2026 (post-conversion period) Applicable legislation: Renters' Rights Act 2025, Housing Act 1988