Government guidance confirms end of fixed-term tenancies and claims move will empower tenants

The government claim that ending fixed-term tenancies “will end the injustice of tenants being trapped paying rent for substandard properties,” as they issue new guidance for landlords on tenancy reform

On 1 May 2026, all fixed-term tenancies will become periodic under the Renters’ Rights Act.

The government guidance says that if a tenancy agreement has an end date, this will no longer apply from May next year, and tenants can report breaches to the council, with landlords potentially facing fines.

End injustice for tenants

The government guidance claims abolishing fixed-term tenancies will empower tenants by offering them more flexibility.

The guidance says: “Fixed-term tenancies mean renters are obliged to pay rent regardless of whether a property is up-to-standard, and they reduce flexibility to move in response to changing circumstances, for example, after relationship breakdown, to take up a new job or when buying a first home.

“Instead, all tenancies will be periodic, with tenants able to stay in their home until they decide to end the tenancy by giving two months’ notice. This will end the injustice of tenants being trapped paying rent for substandard properties and offer more flexibility to both parties to respond to changing circumstances, for example, after a relationship breakdown, to take up a new job or when buying a first home.”

However, as previously reported on Property118, abolishing fixed-term tenancies will do more harm than good, particularly for the student rental market.

Many student landlords rely on predictable summer voids to complete maintenance and prepare for the next academic year. However, open-ended tenancies create more uncertainty for landlords.

Purpose-built student accommodation exempt

The banning of fixed-term tenancies will only apply to assured shorthold tenancies (ASTs) and there will be different rules for lodgers and agricultural tenancies.

In what is also seen as a double standard, purpose-built student accommodation will still be able to issue fixed-term tenancies, unlike private rented homes.

The government guidance says a tenancy will be an assured periodic tenancy if all of the following apply:

• you do not live in the property
• the property is your tenants’ main accommodation
• tenants have their own room, but might share a bathroom or kitchen with other tenants

A tenancy will not be an assured periodic tenancy if:

• you live in the property
• the property is purpose-built student accommodation, the tenants are university students, and you’ve signed up to the National Code
• the tenancy has a fixed term of over 21 years
• the rent is more than £100,000 a year
• the rent is less than £250 a year (or less than £1,000 in London)
• it’s a business tenancy or tenancy of licensed premises
• the property is a holiday let

Landlords could be fined

Landlords should be aware that they will no longer be able to create an assured tenancy agreement with a fixed end date. If they do, the end date will not apply. Tenants will be able to complain to the council, and the landlord could be fined.

Landlords should also be aware that, in future, if they enter into an oral agreement with a tenant, they will still be required to provide a written tenancy agreement.

According to government guidance, assured tenancies will always run on a rolling basis, such as weekly or monthly, and will continue until the landlord and tenant mutually agree to end the tenancy, the tenant decides to leave, or the landlord regains possession of the property.

Property118 commercial reality check

Ending fixed-term tenancies removes a tool many landlords relied on to keep their business running smoothly. The uncertainty feels unfair, especially when purpose-built student accommodation keeps the clarity private landlords are losing. A steady, structured response is now essential.

What serious landlords should do next

 Acknowledge the pressure and rebuild predictability. Many landlords worry about losing their planned refurbishment windows and turnover cycles. Share this reality with tenants in calm, practical language. Most tenants value transparency and respond well when you explain how predictable move-out periods help you maintain safe, well-run homes.

Create your own annual rhythm. Even without fixed terms, you can set clear expectations. Provide tenants with a short written guide covering typical renewal times, maintenance schedules and the notice process. Gentle structure restores stability for both sides.

Protect the student cycle through early communication. Student landlords depend on summer voids for repairs and re-letting. Start renewal conversations early in the academic year and document agreed timelines. Early clarity reduces last-minute stress and keeps properties ready for the next cohort.

Strengthen your condition records. The government’s messaging implies landlords trap tenants in poor-quality homes. This is frustrating for responsible operators. Protect yourself with dated photos, maintenance logs and inspection notes. Good evidence stops unfair claims from gaining traction.

Advantage through professionalism

Calm structure beats legislative turbulence. Landlords who communicate clearly and plan early will stay in control even as the rules shift.