Tenancy
Tenancies must be rolling: no fixed terms and no ending a tenancy orally
Assured tenancies are now periodic with rent periods of a month or less. You must not purport to grant a fixed term, or end (or require the tenant to end) the tenancy by word of mouth.
- Status
- In force since 1 May 2026
- Penalty
- Civil penalty up to £7,000
- Topic
- Tenancy
Who it applies to
All private assured tenancies in England from 1 May 2026, including those converted from assured shorthold tenancies.
What you must do
Do not include an end date or fixed term in any assured tenancy (it will not apply), do not set rent periods longer than one month, and do not purport to end the tenancy, or require it to be ended, orally.
- Deadline
Ongoing
Evidence to keep
- Tenancy agreement drafted as periodic with rent period of a month or less
If you do not comply
- Civil penalty
- Up to £7,000
- Other consequences
- Council financial penalty of up to £7,000 (HA 1988 s.16E(1)(a),(c) and s.16I); continuing or repeat breaches can become offences with a civil penalty of up to £40,000.
The law
- Renters' Rights Act 2025, s.1 (assured tenancies to be periodic with rent period not exceeding a month)legislation.gov.uk
- Renters' Rights Act 2025, s.2 (abolition of assured shorthold tenancies)legislation.gov.uk
- Renters' Rights Act 2025, s.13 (inserts HA 1988 s.16E: other duties)legislation.gov.uk
- Renters' Rights Act 2025, s.15 (inserts HA 1988 s.16I: financial penalties)legislation.gov.uk
Official guidance
Notes
Existing ASTs became assured periodic tenancies automatically on 1 May 2026; no action was needed for the conversion itself.
Other tenancy rules
4 rules- Respond to written pet requests within 28 days and do not refuse unreasonablyIn force since 1 May 2026
A tenant can ask in writing to keep a pet. You must reply in writing within 28 days and can only refuse for a good reason. You cannot require pet insurance.
- Tenants can leave on two months' written notice; you cannot require moreIn force since 1 May 2026
A tenant can end an assured periodic tenancy at any time with at least two months' written notice, or less if you have agreed in writing. You cannot demand more than two months.
- Renters' Rights Act penalty tiers: £7,000 breaches and £40,000 offencesIn force since 1 May 2026Fine up to £40,000
Councils can fine up to £7,000 for most tenancy-rule breaches and up to £40,000 (instead of prosecution) for the serious offences, with repeat and continuing breaches escalating to the higher tier.
- Rent repayment orders: up to 2 years' rent, wider offences, superior landlords liableIn force since 1 May 2026
Tenants and councils can ask the First-tier Tribunal to make a landlord repay up to 2 years' rent (previously 12 months) for listed offences. Superior landlords and company officers can be liable, and repeat offenders must pay the maximum.