Why it matters
What Fixed-Term Tenancy means for a landlord
The end of fixed terms is one of the biggest practical changes of the reforms: landlords can no longer lock a tenant in for a guaranteed 12 months, and a tenant can serve two months’ notice from day one. This shifts the emphasis from contract length to tenant retention and to getting possession grounds right when you genuinely need the property back. Agreements, adverts and referencing that still assume a fixed term need rewriting for the periodic world.
Worked example
How it plays out
Before 2026, Raj let flats in Leeds on 12-month fixed terms and relied on tenants staying for the year. From 1 May 2026 new tenancies are periodic from the start and any existing fixed terms fell away, so a tenant can leave with two months’ notice. Raj now focuses on keeping good tenants and starts re-letting as soon as notice arrives.
Common mistakes
Where landlords go wrong
- 01Advertising minimum terms that cannot bind the tenant.
- 02Keeping fixed-term clauses in templates.
- 03Planning cash flow on a 12-month guarantee.
What to do
A short checklist
- Remove fixed terms from adverts and templates.
- Plan for two months’ notice at any time.
- Invest in keeping good tenants.
Sources
Checked against these sources on 16 September 2026. A guide to the rules in England, not legal advice: for a dispute or a possession claim, speak to a solicitor.
