Periodic Tenancy Explained — How Rolling Tenancies Work for Landlords and Tenants

What is a Periodic Tenancy?

A periodic tenancy is a tenancy that runs from period to period (week to week, month to month, or quarter to quarter) rather than for a fixed term. It has no end date and continues indefinitely until either the landlord or tenant gives valid notice to end it.

How Periodic Tenancies Arise

**Statutory periodic tenancy:** When a fixed-term Assured Shorthold Tenancy (AST) ends and neither party serves notice or signs a new agreement, the tenancy automatically becomes a “statutory periodic tenancy” under Section 5 of the Housing Act 1988. The terms are the same as the original fixed-term tenancy.

**Contractual periodic tenancy:** Some tenancy agreements are drafted from the outset as periodic tenancies, without a fixed term.

Notice Periods on a Periodic Tenancy

**Tenant’s notice:** The tenant must give at least one full rental period’s notice (e.g. one calendar month for a monthly tenancy). Notice should align with the rental payment date in most cases. Unlike landlords, tenants can leave during a periodic tenancy relatively quickly.

**Landlord’s notice (Section 21):** The landlord must give at least 2 months’ notice to end a periodic AST in England. The notice must also align with the end of a rental period and comply with all Section 21 pre-conditions (EPC, Gas Safety Certificate, “How to Rent” guide, deposit protection).

Advantages of Periodic Tenancies

**For tenants:** Maximum flexibility. No fixed term to break early. Can leave with one month’s notice. Suitable for tenants who may need to move for work or personal reasons.

**For landlords:** No need to manage renewal paperwork. Can raise rent via Section 13 notice. Can recover possession with 2 months’ notice if needed.

Disadvantages of Periodic Tenancies

**For tenants:** Greater instability — landlord can serve Section 21 at any time (currently). More difficulty securing rentals in high-demand markets where landlords prefer fixed terms.

**For landlords:** Tenant can leave with one month’s notice, creating void risk. Less certainty of income.

Renewing vs Rolling

Many landlords and tenants prefer to sign a new fixed-term AST each year to provide certainty on both sides. This is particularly common in competitive rental markets where landlords want to lock in good tenants and tenants want the security of a fixed term.

Whether to renew with a fixed term or allow the tenancy to roll is a practical decision based on the relationship between landlord and tenant, local market conditions, and each party’s need for flexibility.

The Renters’ Rights Bill

The Renters’ Rights Bill, progressing through Parliament as of early 2026, proposes to abolish fixed-term ASTs and convert all tenancies to periodic tenancies from the outset. This would fundamentally change the letting market, as landlords would no longer be able to require tenants to commit to a fixed term. Landlords and letting agents should monitor the Bill’s progress closely.