Published: 22/04/2026

Periodic Tenancies Explained: What Landlords Need to Know

A New Approach to Tenancies

One of the headline changes within the Renters’ Rights Bill is the move away from fixed-term tenancies, with all agreements becoming periodic from day one.

At first glance, this can feel like a big shift. However, in practice, many tenancies already become periodic after the initial fixed term ends — this isn’t entirely new territory.

What is changing is the timing and structure, rather than the concept itself. The key is understanding how this new framework works and how to operate within it effectively.

How Periodic Tenancies Will Work

A periodic tenancy is simply a rolling agreement, typically running month-to-month in line with rental payments. There’s no fixed end date, and the tenancy continues until either party brings it to an end in the correct way.

This removes the need for formal fixed term renewals and creates a more flexible arrangement overall.

For many landlords, this may streamline the management process, particularly where tenancies would have continued long-term anyway.

A Better Balance of Flexibility

Under the new system, tenants will have the ability to leave by giving two months’ notice.

For landlords, while it does remove the certainty of a fixed end date, it also encourages a more stable, long-term approach to tenancies.

In well-managed properties, with the right tenants in place, this can support longer tenancies and reduce churn over time.

An Important Point For Landlords

While there’s no fixed term on paper, there is effectively a minimum period of tenure that is required to be granted in practice by landlords. That’s because some of the main reasons a landlord might want to regain possession — such as selling or moving back in — can’t be used in the first 12 months. So if a tenant is happy and wants to stay, they’re likely to be able to do so during that initial year.

Understanding Possession in the New System

With the removal of Section 21, landlords will now use Section 8 grounds in entirety to regain possession where needed. This introduces a more structured process, but importantly, the key grounds that landlords rely on are being strengthened to support legitimate cases. Preparation and correct handling of the required statutory paperwork and notices will be essential.

A Practical Point: Timing and Notice

While tenants can leave with two months’ notice, landlords will need to follow the correct notice periods under Section 8, which are often longer (usually 4 months depending on which ground is being served under). If a tenant does not leave, the process moves through the courts for a possession order. The accelerated possession route that was previously available under Section 21 is no longer available to Landlords.

In reality, this means possession is not always tied to a fixed date. But, with the right advice and forward planning, landlords can still manage timelines effectively.

Common Misconceptions About Periodic Tenancies

There are a few common misunderstandings around these changes.

A common myth is that landlords have lost control of their properties. In reality, landlords can still regain possession — but must now follow a more structured process.

Another misconception is that tenants will leave frequently due to increased flexibility. In practice, most tenants still value stability and will stay in a property that is well-managed and fairly priced – here we expect this concern will be infrequent with minimal impact.

Finally, some landlords assume the changes will dramatically impact day-to-day management. For most, the operational impact will be relatively modest — particularly with the right systems in place.

A More Proactive Approach to Rent Reviews

With the removal of fixed terms, rent reviews will no longer be tied to renewal points in the same way.

Instead, landlords will need to take a more proactive approach, reviewing rents periodically (for example every 12 months) and using the correct legal process to make adjustments where appropriate. It should be noted that, under the new legislation, Landlords cannot increase rents more than annually.

Handled properly, this can ensure properties remain aligned with the market — without the need for disruptive tenancy renewals.

What This Means for Landlords Day-to-Day

For most landlords, the day-to-day impact is likely to be limited. Good tenants will continue to stay, properties will continue to let, and rental returns will continue as normal. The difference lies in how tenancies are managed behind the scenes.

In most cases, removing fixed terms reduces admin and creates a more flexible rental experience. This can support stronger tenant relationships and longer stays.

Where Professional Management Makes the Difference

While the legislative changes apply to all landlords, the experience of managing them will vary significantly depending on how proactive the approach is.

At Dwell, we’re already adapting how we manage tenancies to reflect this new landscape. That includes:

• Planning ahead for key events such as potential sales or refurbishments
• Ensuring notices are served correctly and at the right time
• Keeping clear communication with tenants to avoid unnecessary escalations
• Managing the possession process efficiently where required

In many cases, the difference between a smooth outcome and a stressful one comes down to communication, timing, documentation, and experience.

The Bigger Picture

The Renters’ Rights Bill is designed to create a more balanced and transparent rental market. For landlords who are organised and proactive, the model can continue to work successfully.

Periodic tenancies represent an evolution rather than a complete overhaul. With the right systems in place, landlords can continue to achieve strong returns going forwards.

Final Thoughts

The move to periodic tenancies doesn’t need to be a concern — but it does require a more considered approach.

With the right advice and management in place, landlords can continue to operate confidently, minimise risk, and make informed decisions at the right time.

If you’d like to understand how these changes apply to your property, or want to ensure you’re fully prepared, our team at Dwell is always happy to help.