Can I still offer a 12-month fixed-term tenancy in England?

No. Since 1 May 2026, fixed-term assured shorthold tenancies are abolished. Every new tenancy is an assured periodic tenancy, and offering or demanding a fixed term is an offence with fines up to £7,000. Any fixed-term wording in an agreement is legally void.

What is an assured periodic tenancy agreement?

A rolling tenancy under the Housing Act 1988 (as amended by the Renters' Rights Act 2025) that runs period to period - usually monthly - with no end date. The tenant can leave with two months' notice; the landlord can only seek possession using Section 8 grounds.

Do I need a written tenancy agreement in 2026?

Yes in practice. Landlords must give tenants a written statement of terms before the tenancy begins. A properly drafted assured periodic tenancy agreement doubles as this written statement, so one compliant document covers both requirements.

What happened to existing ASTs on 1 May 2026?

They converted automatically to assured periodic tenancies. You don't need to reissue the agreement for existing tenancies, but old clauses on fixed terms, rent review and Section 21 no longer have effect - and any new tenancy needs a compliant new agreement.

Assured periodic tenancy agreements explained: can I still do a 12-month tenancy?

Updated July 2026 · Applies to England · 5 minute read

The short answer: no. Since the Renters' Rights Act took effect on 1 May 2026, fixed-term tenancies no longer exist in England's private rented sector. Every new tenancy is an assured periodic tenancy - a rolling agreement with no end date - and offering or demanding a fixed term is an offence with fines up to £7,000. Here's what that actually means for you as a landlord, and what a compliant agreement now looks like.

What an assured periodic tenancy is

It is a tenancy under the Housing Act 1988, as amended by the Renters' Rights Act 2025, that runs period to period - normally month to month, matching how rent is paid. There is no fixed term, no renewal date and no break clause, because none of those concepts apply any more. It continues until the tenant ends it with at least two months' written notice, or the landlord recovers possession using a legal ground under Section 8.

What your agreement must now contain

A written statement of terms - landlords must give tenants the key terms in writing before the tenancy begins. A properly drafted agreement doubles as this statement, so one document covers both requirements.
Periodic-only wording - any term that tries to create a fixed term is void, and offering one is an offence.
Section 13-only rent increases - rent review clauses are void. Rent can rise only via the statutory notice, once in any 12 months. See our Section 13 guide.
Compliant rent-in-advance and deposit terms - maximum one rent period in advance, nothing before signing, deposit capped at five weeks' rent.
The new pets clause - tenants may request a pet; refusal must be reasonable and in writing, and consent cannot be conditional on pet insurance or fees.
No discriminatory terms - clauses against children or benefit recipients are unenforceable.

Most agreement templates circulating online - including many paid ones - were drafted for a law that no longer exists. If your template mentions a fixed term, a renewal, a break clause, a rent review or Section 21, it is out of date and using it creates legal risk.

What this means for your cash flow

Landlords worry that "no fixed term" means tenants leave overnight. In practice, tenants must give two months' notice, and most stay for years - average tenancies in England run well beyond any old fixed term. What changes is your planning: you can no longer rely on a contractual end date, so pricing correctly from day one matters more (you cannot increase rent at all in the first 12 months), and keeping good tenants happy is now the highest-return activity in your business.

What about tenancies that started before 1 May 2026?

They converted automatically to assured periodic tenancies. You did not need to issue a new agreement for those - but the old clauses on fixed terms, rent reviews and Section 21 stopped having effect, and tenants must have been given information about the changes. Any new tenancy - new tenant, new property, or a fresh agreement with an existing tenant - needs a compliant assured periodic tenancy agreement.

Get a compliant agreement in minutes

Our Tenancy Agreement Pack prepares a personalised assured periodic tenancy agreement for your property - doubling as the written statement of terms - plus a serving checklist, plain-English guide, the Landlord Handbook 2026 and a rent book. PDF and Word, £29 one-off.

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This guide is general information for landlords in England, not legal advice for your specific circumstances. For complex situations, speak to a solicitor.