What has changed
The familiar fixed-term AST — typically a six or twelve month contract — is being phased out. In its place is a single system of assured periodic tenancies that roll from period to period rather than ending on a fixed date.
Tenants can end a periodic tenancy by giving notice, while landlords can only bring it to an end using a valid ground under Section 8. There is no longer a fixed 'end date' after which a Section 21 notice could be used, because Section 21 has been abolished.
The change applies broadly across the sector, so landlords cannot rely on an old fixed term simply continuing on its previous basis. Establishing whether a particular letting has converted, and on what terms, is an important first step in getting the paperwork right.
What it means for landlords
Landlords should review their tenancy documentation and letting processes. Old fixed-term AST templates are no longer fit for purpose, and using outdated paperwork can create confusion about the parties' rights and obligations.
Because a tenancy no longer runs to a fixed end date, planning around possession, re-letting and sale needs to be built around the reformed Section 8 grounds and their notice periods rather than the expiry of a term.
It is also worth reviewing how rent increases, notice and record-keeping are handled, as these now sit within the reformed statutory framework rather than the terms of an expiring contract. Clear, up-to-date agreements help avoid disputes later.
What it means for tenants
Tenants gain greater flexibility and security. They are no longer locked into a fixed term and can move on by giving the required notice, while also being protected from being removed without a proper reason.
This makes it easier for tenants to leave properties that are poorly maintained, and reduces the pressure to sign a further fixed term simply to remain in a home.
How O Law Ventures can help
We provide a professionally drafted assured periodic tenancy agreement, fully updated for the Renters' Rights Act 2025 and the Housing Act 1988, so landlords and agents can let with confidence using compliant documentation.
We can also review existing arrangements and explain how the change affects a specific letting. This article is general information about the law in England and is not legal advice.