End of fixed term assured short hold tenancies: Essential Guide for Renters & Landlords

From 1 May 2026, the private rented sector in England will see one of the biggest changes in decades: Assured Shorthold Tenancies (ASTs) — better known as fixed-term tenancies — are being abolished.

Under the Renters’ Rights Act 2025, all new tenancies will become assured periodic tenancies, which will  end the traditional six- or twelve-month fixed term. This change is designed to offer greater security, stability, and flexibility for both tenants and landlords.

At MRKT Property Experts Bournemouth, we break down what this means and how to prepare.

Are Fixed-Term Tenancies Being Abolished?

Yes. The government has confirmed the end of fixed-term tenancies. From the implementation date:

ASTs will no longer exist.

All new tenancies must start as periodic, with rent payable monthly or every 28 days. Existing fixed-term tenancies that run beyond 1 May 2026 will automatically convert to periodic tenancies by law.

How Will the New System Work?

1. Greater Flexibility for Tenants

Under the new rules, tenants can:

Stay in their home as long as they wish, provided they follow the tenancy terms.

End the tenancy at any time by giving 2 months’ written notice.

This removes the feeling of being “trapped” in a fixed-term contract and gives tenants more freedom to move for work, relationships, finances—or simply because the home no longer suits their needs.

2. Clearer Rules for Landlords

Landlords will keep the ability to regain possession but must follow new notice rules:

4 months’ notice is required when seeking possession using a valid ground.

Grounds include selling the property, moving in, rent arrears, anti-social behaviour, and others under the updated legislation.

This system aims to be fairer while still giving landlords predictable routes to recover their property when necessary.

What Happens to Existing Tenancies?

If a tenant’s fixed term ends after 1 May 2026, it will convert automatically to an assured periodic tenancy.

No action is required by either party, and landlords cannot create new fixed-term agreements after the reform takes effect.

What This Means for Both Parties

For Tenants

More control over how long they stay

Protection from unexpected fixed-term expiries

Two-month notice period to end the tenancy

No more Section 21 “no fault” evictions

For Landlords

A single, simpler tenancy structure

Clearer possession grounds

Longer, more stable tenancies

Four-month notice requirement when serving possession notices

More predictable tenancies and fewer renewal admin costs

MRKT landlords will continue receiving expert guidance as these reforms roll out, ensuring every property remains compliant and every tenancy runs smoothly.

The Bottom Line

The end of Assured Shorthold Tenancies marks a new era for renting in England. With open-ended periodic tenancies replacing fixed terms, the sector becomes more balanced, flexible, and secure for everyone involved.

At MRKT, we’re here to help you navigate every step — from understanding the new rules to preparing existing tenancies for the transition.

If you would like to discuss the impact of this on you as landlords, and what this means for your tenants please call our team on 01202 554470