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Tenancy Renewal UK: Letters, Forms & Periodic Rules

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Part ofUK Property Law Guide

Written by Brad Askew Solicitor (non-practising)
Brad is on the roll of solicitors of England & Wales but does not hold a practising certificate and does not provide legal advice.
Updated June 2026 · England & Wales
When a fixed-term residential tenancy approaches its end date, both landlord and tenant face a decision. Renew on fresh terms, let the agreement roll over into a periodic arrangement, or bring matters to a close entirely. Each route carries different consequences for rent, notice periods, and the ease with which possession can eventually be sought. I wrote this guide because I see too many landlords drift past the end date without a clear plan, and too many tenants unsure what their rights look like once the fixed term lapses. What follows is a plain-English walk through the options in England, the paperwork that usually accompanies each one, and the practical questions worth thinking about before you commit to either path. The rules are not as complicated as they first appear, but getting the sequence right matters.

Overview

A residential tenancy renewal is the process of replacing an expiring fixed-term agreement with a new one, or allowing the existing arrangement to continue automatically on a rolling basis. In England, most private rentals are assured shorthold tenancies (ASTs), and when the fixed term runs out without either side serving notice or signing a new contract, a statutory periodic tenancy arises by operation of law.

The tenant stays on the same terms as before, but the agreement now runs month-to-month or week-to-week depending on how rent was paid. Alternatively, the parties can sign a renewal agreement, which creates a fresh fixed term and often revisits the rent, break clauses, or other provisions.

A third possibility is a contractual periodic tenancy agreed at the outset. Each option changes how rent can be increased, how much notice is required, and how any future possession proceedings will run. Choosing between them is rarely purely legal. It comes down to certainty, flexibility, and the relationship between the parties.

Key steps

  1. Check the end date and existing terms. Look carefully at the current tenancy agreement to identify when the fixed term expires, whether any break clauses have already been triggered, and whether the contract contains specific wording about what happens at the end. Some agreements automatically convert into a contractual periodic tenancy, which behaves differently from a statutory one.
  2. Decide which route suits both parties. A renewal agreement offers certainty for a defined period, which can suit landlords who want income stability and tenants who value security. A periodic tenancy offers flexibility: either side can bring it to an end with proper notice. Think about your plans for the property and the tenant's intentions before committing.
  3. Communicate the options clearly in writing. Send the tenant a letter setting out what happens at the end of the fixed term and what you are proposing. Transparent communication reduces disputes later and gives both sides time to consider the position. Keep a copy of whatever you send for your records.
  4. Handle any rent change correctly. If you intend to increase rent, follow the method permitted by the tenancy. For a statutory periodic tenancy, a landlord can use the statutory notice procedure. For a renewal, the new rent is simply built into the signed agreement. Mishandling a rent increase can leave it unenforceable.
  5. Update deposit protection and compliance documents. If a new fixed-term agreement is signed, check that the deposit protection remains valid and that the tenant has been served with the current gas safety certificate, EPC, and the How to Rent guide. Failure to comply affects your ability to serve certain notices later.

Common questions

If you're dealing with this kind of situation, a call with an experienced legal adviser can help you work out the right next step — from £89.

Common questions

Q What happens automatically when a fixed-term tenancy ends?
If neither party takes action and the tenant remains in the property paying rent, a statutory periodic tenancy comes into being under the Housing Act 1988. The terms of the original agreement carry over, but the tenancy now runs from rent period to rent period. It continues until the landlord or tenant gives valid notice, or a new written agreement is signed.
Q Is a landlord required to offer a renewal?
No. There is no legal obligation to offer a renewal agreement when the fixed term ends. The landlord can let the tenancy roll into a periodic arrangement, propose a new fixed term, or begin the process of seeking possession using the appropriate notice. The tenant equally has no obligation to sign a new fixed-term contract if they would prefer the flexibility of a periodic tenancy.
Q Can rent be increased at renewal?
Yes, though the method matters. In a renewal agreement, the new rent is agreed and written into the contract before signing. During a statutory periodic tenancy, a landlord generally relies on the statutory notice procedure or any rent review clause in the original agreement. Any increase must be reasonable, and tenants can challenge excessive increases at the First-tier Tribunal.
Q How much notice is needed to end a periodic tenancy?
A tenant typically needs to give at least one month's notice if rent is paid monthly, ending on a rent payment date. A landlord using a section 21 notice must give at least two months, though longer periods have applied at various times. A section 8 notice follows different timescales depending on the ground being relied upon. Always check current requirements before serving notice.
Q Does the deposit need re-protecting on renewal?
If a new fixed-term tenancy is signed, it is prudent to confirm that the deposit remains properly protected and that the prescribed information reflects the new agreement. Some schemes treat a renewal as a new tenancy for these purposes. Getting this wrong can block the use of a section 21 notice later and potentially expose the landlord to a financial penalty.
Q What is the difference between a statutory and contractual periodic tenancy?
A statutory periodic tenancy arises automatically by law when a fixed-term AST ends and the tenant stays on. A contractual periodic tenancy exists because the original agreement says it will continue on a rolling basis once the fixed term ends. The practical differences affect how rent increases work and how notices must be framed, so the wording of the original contract matters.
Q Should I use a renewal agreement or let the tenancy roll over?
Both approaches are legitimate and the right choice depends on your circumstances. A renewal gives both sides a fixed period of certainty and a chance to revisit terms. Letting the tenancy roll over reduces paperwork and keeps flexibility for both parties. Many landlords and tenants find the rolling option works well once a good relationship has been established.
If you're dealing with this kind of situation, a call with an experienced legal adviser can help you work out the right next step — from £89.

Sources

This guide is based on primary UK law and official guidance.

Brad Askew, Solicitor (non-practising)

Written & reviewed by

Brad Askew Solicitor (non-practising)

Brad is on the roll of solicitors of England & Wales but does not hold a practising certificate and does not provide legal advice. LegalDocuments.co.uk is not a law firm and does not provide regulated legal advice.

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Legal disclaimer
This article is for general information only. It is a tool to help you find your way — not legal advice, and not a substitute for speaking to a qualified adviser about your situation.