What actually changed
Since 1 May 2026, it is no longer possible to grant a new fixed-term assured shorthold tenancy in England. Every new tenancy is a periodic tenancy from the start — rolling month to month (or week to week, depending on how rent is paid).
Existing fixed terms that were already running on 1 May 2026 converted to periodic tenancies when they reached their natural end date. No new fixed term can be created.
What this means day to day
For most Guildford landlords, the practical changes are:
No more renewal fees or paperwork
There’s no contract to renew. The tenancy simply continues. If you were paying your agent a renewal fee every 12 months, that cost should disappear. If it hasn’t, ask why.
Tenants can leave with two months’ notice — at any time
Under a fixed term, tenants were locked in. Now they can serve two months’ notice whenever they choose. This means your tenant could leave after three months if they want to.
In practice, most don’t. Tenants who are settled don’t move for fun — moving is expensive and disruptive. But you should plan for the possibility, particularly with properties that attract shorter-stay tenants (young professionals, contractors, relocated workers).
You can only end the tenancy through Section 8
Section 21 “no-fault” eviction is gone. To regain possession, you need a valid Section 8 ground — rent arrears, breach of tenancy, selling the property, or moving back in, among others. Each ground has its own notice period and evidence requirements.
Read our full breakdown: Section 8 grounds and notice periods: the complete table.
Rent increases follow a fixed process
With no renewal to attach a rent increase to, the only mechanism is a Section 13 notice — once per year, two months’ notice, open to tribunal challenge. See our guide: How rent increases work after the Renters’ Rights Act.
The upside landlords are missing
Rolling tenancies aren’t all bad. Consider:
- No void risk from failed renewals. Tenants don’t leave because a contract ended — they leave because they choose to. That’s actually more predictable than a fixed term expiring in January when nobody’s looking.
- Lower admin. No renewal negotiations, no new contracts, no chasing signatures.
- Longer tenancies. Early data suggests average tenancy lengths are increasing because tenants no longer face “renew or leave” pressure points.
What Guildford landlords should do now
- Stop thinking in 12-month cycles. Plan your finances and property maintenance around continuous occupation, not contract end dates.
- Keep tenants happy. Your best protection against voids is a tenant who doesn’t want to leave. Responsive maintenance, fair rent increases, and clear communication matter more than ever.
- Know your Section 8 grounds. If you do need to regain possession, you’ll need to follow the process precisely. Get advice before you serve notice, not after.
- Review your agent agreement. If your agent is still charging renewal fees for a process that no longer exists, renegotiate.
For the complete picture: The Renters’ Rights Act explained: a landlord’s guide.
