Landlords can no longer tie tenants into 12 month agreements
Fixed term tenancies have gone. Here’s what landlords need to know when a tenant can give notice at any time.
You can no longer tie a tenant into a 12-month tenancy.
For years, the standard approach has been simple. A tenant signs for 6 or 12 months, and both sides know where they stand until the fixed term ends.
Under the Renters’ Rights Act, landlords can no longer offer an assured tenancy with a fixed end date. So, you cannot ask a new tenant to sign up for a guaranteed 6 or 12 months, even if that has always been how you have let the property.
All assured tenancies are now rolling, known legally as 'assured periodic tenancies'.
What does that mean in practice?
A tenant can give you notice at any point during the tenancy.
In most cases they need to give two months’ notice, and it will usually need to end at the end of a rental period. But there is no minimum period they have to live in the property before doing so.
So, a tenant could move in, decide a few weeks later that the property or area is not right for them, and give their notice. They would still be responsible for the rent during their notice period, but they are not tied in for the rest of a six or 12-month agreement.
That may be uncomfortable reading for landlords, particularly where there are void costs, mortgage payments and upfront letting costs to consider. But it is better to plan around the new reality than assume the old fixed term still offers protection.
Your existing fixed terms have changed too
This did not just apply to new tenancies from 1 May 2026.
Any existing assured shorthold tenancy automatically became a rolling tenancy on that date, even where there were several months left on the agreement.
A tenant who signed a 12-month agreement before the changes came in may still have an old tenancy agreement showing an end date. Legally, though, the tenancy is now periodic and they may be able to give notice before that date.
What landlords need to change
The first change is in the conversation at the start of a tenancy. Do not describe a property as being available on a “12-month minimum term”, or use an agreement that tries to create one.
The second is financial planning. Landlords need to allow for the possibility that a tenant could leave earlier than they might have done under the old system. Good referencing, clear viewing conversations and presenting the property properly matter more when you cannot rely on a fixed term to keep someone in place.
The Government confirms that tenants can give two months’ notice at any point during an assured periodic tenancy. Landlord guidance is here.
If you’re a landlord navigating the new rules, our teams in Brighton & Hove, Shoreham-by-Sea and Lewes can help you prepare your tenancy properly and avoid issues later on, so get in touch today using to form below.
**This is general information rather than legal advice. Older tenancy agreements can have specific notice clauses, so take advice before relying on one in a live situation.
