On 1 May 2026, private assured shorthold tenancies in England automatically switched to periodic tenancies.
If you’re new to being a landlord or need to brush up on the new rules, this guide covers the key things you need to know about periodic, rolling tenancies.
What’s a periodic tenancy?
An assured periodic tenancy, sometimes called a rolling tenancy, is a type of rental agreement between landlords and tenants.
Since the Renters’ Rights Act launched on 1 May 2026, all private tenancy agreements in England are now periodic. That means your contract will continue rolling until you or the tenant decides to end it.
Any end dates you had in place on assured shorthold or fixed-term tenancies won’t apply any more.
What does a periodic tenancy cover?
Here’s a quick overview of what’s covered in a rolling tenancy agreement from the latest Renters’ Rights Act updates:
Notice periods
You and your tenant must usually give at least 2 months’ notice to end the tenancy. A tenant can ask to give 4 weeks’ notice instead, but you’ll need to agree and confirm this in writing.
End of ‘no fault’ evictions
Section 21 ‘no fault’ evictions are now banned. This means you need to have a legal reason to evict your tenant. For example, if they’ve fallen behind on their rent payments for three months or more.
You’ll now need to use a section 8 notice and show evidence for your reasoning.
Keeping pets
If your tenant wants to keep a pet in the property, they can make this request in writing. You’ll need to reply within 28 days and can only refuse if you have a good reason.
If you agree, you can ask the tenant to get pet insurance, or cover that protects against damage caused by pets.
Tenants with children
Blanket bans on tenants with children are now illegal. So, it’s a good idea to review any current insurance policies and tenancy agreements you use.
To help protect your property, your tenancy agreement can include:
- limits on how many people can live there
- rules on how the property can be used
- who is responsible for maintenance and damage
- safety and behaviour rules
Property and landlord details
Your tenancy agreement should include clear, basic details so your tenant knows what to expect. This includes:
- the property address
- yours or your managing agent’s contact details
- who they should contact if they need repairs or have any concerns
Common clauses you could include in a periodic tenancy
Your tenancy agreement should include standard terms that set clear rules for living in the property. These clauses explain what you and your tenants can and can’t do.
Limited rent increases
Rent increases must follow a set legal process and are limited to once per year.
You’ll need to give your tenant proper notice, and they can challenge unfair increases. For example, if the increase raises their rent above market rate.
Subletting
Subletting is legal in the UK, but your tenant will need to get your permission first. This could benefit you if your tenant needs to move away temporarily and has someone else cover their rent while they’re gone.
Define some clear rules in your rental agreement to avoid confusion and make sure your tenant is aware of unlawful subletting.
Just so you know, we don’t cover subletting in our landlord insurance policies.
Decorating
Your tenant might want to make changes to your property to make it feel more like home. They should always get your permission first.
It’s good to have some rules laid out upfront to avoid disputes later. For example, you might allow your tenant to hang pictures on the walls, as long as they fill in any holes before they move out.
Gardens and shared areas
Make sure your tenancy agreement includes rules around any outdoor or shared areas of the property. This could include making sure your tenant keeps shared hallways clear of clutter like bikes.
Landlord and tenant responsibilities
As a landlord, it’s your responsibility to keep the property safe, in good condition and make sure safety checks like gas and electrics are up to date. And your tenant is expected to take reasonable care of the property.
Find out more about who’s responsible for what in a rental property.
Any other agreements made between landlord and tenant
You can also include any extra agreements you made with your tenant, like house rules or how the property can be used. This helps make sure everything is clear and agreed from the start.
How to end a periodic tenancy correctly
There are a few ways you or your tenant can end a rolling tenancy agreement:
Ending by a tenant notice
Tenants can end the agreement by giving 2 months’ notice in writing. Your tenant will still be responsible for paying rent until the notice period ends.
Ending by a mutual agreement
If you and your tenant both decide you want to end the tenancy, you can end it by a mutual agreement, sometimes called a ‘mutual surrender’.
You should get this in writing and make a note of any agreed terms, like a move-out date and final rent payments.
Landlord provides legal grounds
As ‘no fault’ evictions have been abolished, you’ll need a valid legal reason if you want to evict your tenant. This could be something like:
- your tenant hasn’t paid their rent for three months or more
- you're selling the property (if you use this reason, you won’t be able to market or re-let the property for 12 months after the notice period ends)
Your tenant also has the right to challenge the reason if they think it’s unfair.
Do landlords need insurance for a periodic tenancy?
Landlord insurance isn’t a legal requirement, but it can give you protection if you have a problem with your property or tenants.
Depending on your policy, landlord insurance can cover:
- damage to your property from things like storms or fire
- legal costs if you have a case brought against you
- loss of rent and temporary accommodation if your property isn’t fit for your tenants to live in
Policy limits and exclusions apply, so check your policy book to see what is and isn’t covered.
