Assured Periodic Tenancy 2026 (2026 Legal Guide) — Rules & Requirements
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Sourced from UK Acts of Parliament, statutory instruments, and official guidance. Written in plain language for general understanding — this is educational content, not legal advice. Our editorial standards
What is this right?
The Assured Periodic Tenancy (APT) is the new default residential tenancy in England. It replaces the Assured Shorthold Tenancy (AST) that was the standard from 1989 to 2026.
The key structural change: no more fixed terms. An APT runs on a rolling monthly (or weekly) basis from day one. The tenancy continues until either the tenant gives notice (2 months) or the landlord obtains possession through Section 8.
This is a fundamental shift in the balance of power:
- For tenants: no lock-in. Can move out with 2 months' notice. Cannot be evicted without a specific Section 8 ground. Rent increases only once a year through formal Section 13 notice.
- For landlords: no guarantee that a tenant will stay for 12 months. No no-fault eviction route (Section 21 is gone). Possession requires a Section 8 ground proven in court.
Despite the change in name, many existing rights carry over unchanged: deposit protection (Housing Act 2004 s. 215), the implied repair obligations of Landlord and Tenant Act 1985 s. 11, the right to quiet enjoyment, the Decent Homes Standard (now extended to the PRS under the RRA), and the protection against unlawful eviction under the Protection from Eviction Act 1977.
When does it apply?
- You signed a new tenancy on or after 1 May 2026 — it is automatically an APT.
- You had a fixed-term AST that was in force on 1 May 2026 — it converted automatically to an APT on that date.
- You had a statutory periodic AST that arose from a previous fixed-term — it became an APT on 1 May 2026.
- You are not in social housing (council, housing association) — those tenancies operate under separate secure / assured regimes.
- You are not a lodger (sharing accommodation with the landlord) — lodgers remain excluded occupiers under the Protection from Eviction Act 1977.
What should you do?
- Don't sign a fixed-term tenancy agreement that purports to last beyond 1 May 2026. Even if you sign, the tenancy converted to an APT on 1 May 2026 — any "fixed term" wording is unenforceable. But a landlord trying to enforce a fixed term may be misinformed; show them the legislation.
- To end the tenancy: give 2 months' written notice. The notice can be any clear written form — email is fine if your tenancy permits it. The notice must specify the date you intend to leave, and that date must fall at the end of a rental period.
- Rent increases: only via Section 13 notice on Form 4, and only once a year. If the increase seems unreasonable, you have 1 month from the notice date to challenge it at the First-tier Tribunal (Property Chamber).
- Repairs: the landlord's obligations under Landlord and Tenant Act 1985 s. 11 are unchanged. The Decent Homes Standard now also applies — councils can issue improvement notices.
- For a written record of your tenancy terms, request a written statement from the landlord. Under RRA 2025, oral-tenancy landlords had to provide one by 31 May 2026; new-tenancy landlords from 1 May 2026 onward must provide one at the start.
What should you NOT do?
- Don't pay early-termination fees. Under an APT, you can leave with 2 months' notice — there is no fixed-term break clause penalty.
- Don't sign anything labelled "new fixed-term tenancy" from 1 May 2026 onward. Any "fixed term" wording is unenforceable; the tenancy is an APT regardless.
- Don't assume your tenancy ended on a date in the old fixed-term agreement. The APT continues until you (or the landlord, through Section 8) take active steps to end it.
- Don't confuse the APT with a tenancy at will or a licence. The APT has full statutory protection. A tenancy at will or a licence does not.
About Housing Rights in United Kingdom
If you rent in England or Wales, your tenancy mostly runs under the Housing Act 1988. The Renters' Rights Act 2025 ends Section 21 'no-fault' evictions from 1 May 2026 and turns every assured shorthold into a rolling periodic tenancy. Repairs sit under the Landlord and Tenant Act 1985 and the Homes (Fitness for Human Habitation) Act 2018, deposits must be protected within 30 days, and discrimination is covered by the Equality Act 2010. Scotland and Northern Ireland have separate rules.
Common Questions
What happens to my fixed-term tenancy on 1 May 2026?
It converts automatically to an Assured Periodic Tenancy. You don't sign anything. Your existing rights — deposit protection, repair obligations, contact details — carry over. The only difference is there is no longer a fixed end date; the tenancy runs until you give 2 months' notice or the landlord obtains possession through Section 8.
Can I leave my tenancy whenever I want?
Yes, with 2 months' written notice. The notice must specify the date you intend to leave, and that date must fall at the end of a rental period (typically the last day of the month for monthly tenancies). There is no early-termination penalty.
Can a landlord still ask me to sign a 12-month fixed-term agreement?
They can ask, but the "fixed term" wording is unenforceable from 1 May 2026 onward. Any new tenancy is an APT regardless of what the agreement says. If you sign such an agreement, you can still leave with 2 months' notice.
Does the APT regime apply to social housing?
No. Council tenancies and housing association tenancies operate under the secure tenancy regime (Housing Act 1985) or the assured regime (Housing Act 1988) without the changes the RRA 2025 made to private ASTs. Social tenants typically have stronger protections already.
What is the assured periodic tenancy: how the new default tenancy works right in United Kingdom?
The Assured Periodic Tenancy (APT) is the new default residential tenancy in England. It replaces the Assured Shorthold Tenancy (AST) that was the standard from 1989 to 2026.The key structural change: no more fixed terms. An APT runs on a rolling monthly (or weekly) basis from day one. The tenancy continues until either the tenant gives notice (2 months) or the landlord obtains possession through Section 8.This is a fundamental shift in the balance of power:For tenants: no lock-in. Can move out with 2 months' notice. Cannot be evicted without a specific Section 8 ground. Rent increases only on...
When does assured periodic tenancy: how the new default tenancy works apply?
You signed a new tenancy on or after 1 May 2026 — it is automatically an APT.You had a fixed-term AST that was in force on 1 May 2026 — it converted automatically to an APT on that date.You had a statutory periodic AST that arose from a previous fixed-term — it became an APT on 1 May 2026.You are not in social housing (council, housing association) — those tenancies operate under separate secure / assured regimes.You are not a lodger (sharing accommodation with the landlord) — lodgers remain excluded occupiers under the Protection from Eviction Act 1977.
What should I do about assured periodic tenancy: how the new default tenancy works?
Don't sign a fixed-term tenancy agreement that purports to last beyond 1 May 2026. Even if you sign, the tenancy converted to an APT on 1 May 2026 — any "fixed term" wording is unenforceable. But a landlord trying to enforce a fixed term may be misinformed; show them the legislation.To end the tenancy: give 2 months' written notice. The notice can be any clear written form — email is fine if your tenancy permits it. The notice must specify the date you intend to leave, and that date must fall at the end of a rental period.Rent increases: only via Section 13 notice on Form 4, and only once a ye...
What mistakes should I avoid with assured periodic tenancy: how the new default tenancy works?
Don't pay early-termination fees. Under an APT, you can leave with 2 months' notice — there is no fixed-term break clause penalty.Don't sign anything labelled "new fixed-term tenancy" from 1 May 2026 onward. Any "fixed term" wording is unenforceable; the tenancy is an APT regardless.Don't assume your tenancy ended on a date in the old fixed-term agreement. The APT continues until you (or the landlord, through Section 8) take active steps to end it.Don't confuse the APT with a tenancy at will or a licence. The APT has full statutory protection. A tenancy at will or a licence does not.