What is an assured periodic tenancy?

The tenancy type that has applied to private lets in England since 1 May 2026. It runs from rent period to rent period with no end date, has no fixed term, and can only be ended by the landlord on one of the Section 8 grounds.

What is the difference between an APT and an AST?

An AST had a fixed term and could be ended without fault under Section 21. An APT has neither: it is periodic from the first day and possession requires a Section 8 ground. Rent increases also moved from contractual review clauses to Section 13 on Form 4A only.

How much notice does a tenant give on an assured periodic tenancy?

Two months, in writing, at any point in the tenancy.

Did existing tenancies convert automatically?

Yes. Every assured shorthold tenancy in England became an assured periodic tenancy on 1 May 2026 without any notice being served or anything being signed, including tenancies with months of the fixed term still to run.

Can an assured periodic tenancy have a fixed term?

No. A fixed-term clause in a new agreement is void. It does not invalidate the rest of the agreement, but it binds nobody.

Assured periodic tenancy, explained

Published 22 May 2026 · Last reviewed 8 August 2026

The short answer

An assured periodic tenancy is the single tenancy type for private lets in England since 1 May 2026. It runs from one rent period to the next with no end date, cannot contain a fixed term, lets the tenant leave on two months’ notice at any time, and limits the landlord to the Section 8 possession grounds. Every assured shorthold tenancy converted to one automatically.

At a glance

Short name	APT
Replaced	The assured shorthold tenancy (AST)
From	1 May 2026, automatically
Term	Periodic only, monthly rent periods
End date	None
Tenant notice	Two months, at any time
Landlord notice	A Section 8 ground on Form 3A
Rent increases	Section 13 on Form 4A, once per 52 weeks
Advance rent	One month maximum
Deposit cap	Five weeks below £50,000 annual rent

APT against AST, side by side

	Assured shorthold tenancy (before)	Assured periodic tenancy (now)
Term	Fixed term, then statutory periodic	Periodic from day one
End date	Yes	None
No-fault eviction	Section 21	Abolished
Possession	Section 21 or Section 8	Section 8 only, 37 grounds
Rent increases	Review clause or Section 13	Section 13 and Form 4A only
Tenant notice to leave	Usually tied to the term	Two months, any time
Rent in advance	Unlimited in practice	One month maximum
Pets	Could be banned outright	Right to request, 28-day response

The change most landlords underestimate is the last column of the first row. Without an end date there is no natural point at which you review the tenancy, so anything you want to change — rent, occupiers, obligations — has to be done through a defined statutory process rather than at renewal.

How an assured periodic tenancy actually runs

The tenancy begins and continues from rent period to rent period until one side ends it. Rent periods must be monthly, so weekly and quarterly arrangements have gone.

The tenant may leave at any time on two months' written notice. You cannot require longer, and you cannot hold them to a minimum stay by agreement — a clause attempting either is void.

You can only end it by establishing one of the Section 8 grounds, serving Form 3A with the right notice period for that ground, and applying to the county court if the tenant stays. Grounds 1 and 1A, for moving in or selling, need four months and cannot be used at all in the first 12 months.

Rent rises once every 52 weeks by Section 13 notice on Form 4A with two months' notice, and the tenant can refer the increase to the First-tier Tribunal. Since the Act, the tribunal cannot set a rent above what you proposed and cannot backdate its decision, so a challenge delays the increase even where the tenant loses on the figure.

Templates you can preview free

AST Tenancy Agreement TemplateA free, post-RRA tenancy agreement for private landlords in England.Section 8 Notice Template (Form 3A)A free Section 8 possession notice for English landlords, on the post-RRA prescribed Form 3A.Form 4A Rent Increase Notice TemplateA free Section 13 rent increase notice on the new prescribed Form 4A.Section 48 Notice TemplateA free Section 48 notice for English landlords.

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Guides on this topic

APT vs AST: What Actually Changed When Your Tenancy Converted on 1 May 2026Every AST in England became an assured periodic tenancy on 1 May 2026. What actually changed, what your old agreement still does, and what to reissue.What the Renters' Rights Act Means for Your Tenancy AgreementsFixed terms, Section 21 clauses and rent review mechanisms are void from 1 May 2026. What your England tenancy agreement must change, and what can stay.Rent Increases After the Renters' Rights Act: How Section 13 and Form 4A Actually WorkSection 13 is now the only lawful way to raise rent in England. The 52-week rule, two months' notice, Form 4A, and what the tribunal can and cannot do.Section 21 Is Gone: A Landlord's Guide to Section 8 Possession GroundsSection 21 no-fault eviction ended on 1 May 2026. The Section 8 grounds that replaced it, the notice period each one carries, and how to pick the right one.

Common questions

Sources

Every statute, form and scheme named above, linked to the primary source.

Assured tenancy forms, including Form 3A and Form 4A — GOV.UK
First-tier Tribunal (Property Chamber), England — GOV.UK

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