What is an assured periodic tenancy? The new 2026 UK tenancy rules explained
An assured periodic tenancy is the new default form of private rental tenancy in England, in force from 1 May 2026 under the Renters' Rights Act 2025. It replaced the assured shorthold tenancy (AST). Every existing AST converted automatically on that date. This guide explains what an APT is, how it differs from an AST, and what it changes for landlords and tenants.
Quick answer: An assured periodic tenancy (APT) is a rolling private rental tenancy that runs from one rent period to the next with no fixed end date, and is the default form of residential tenancy in England from 1 May 2026 under the Renters' Rights Act 2025. It replaced the assured shorthold tenancy (AST), and every existing AST converted to an APT automatically on that date without either party signing anything new. The tenant can end an APT with two months' written notice; the landlord can only end it by serving notice under a specific Section 8 ground for possession, since Section 21 no-fault eviction was abolished on the same date.
What is an assured periodic tenancy?
An assured periodic tenancy (APT) is a rental agreement that runs from one rent period to the next without a fixed end date. The tenant has security of tenure for as long as they wish to stay, subject to the landlord's right to seek possession through the courts on specific legal grounds.
It replaced the assured shorthold tenancy (AST) as the default form of private rental in England on 1 May 2026 under the Renters' Rights Act 2025. All existing ASTs automatically converted to APTs on that date by operation of law. Neither the landlord nor the tenant needed to sign anything.
How is an APT different from an AST?
The two main differences are how the tenancy ends and what notice is required.
Under an AST, the landlord could end the tenancy with two months' notice using Section 21, with no reason needed (sometimes called "no-fault eviction"). Section 21 was abolished on 1 May 2026.
Under an APT, the landlord can only end the tenancy by serving notice under one of the specific grounds in Section 8 of the Housing Act 1988, as updated by the Renters' Rights Act 2025. The most common new grounds are Ground 1A (landlord wants to sell) and Ground 1 (landlord or close family wants to move in). Both require four months' notice and cannot be used in the first 12 months of the tenancy.
The tenant can end the tenancy at any time with two months' notice, given in writing.
How long does an assured periodic tenancy last?
There is no fixed end date. The tenancy continues from one rent period to the next (usually monthly) until either the tenant gives notice or the landlord successfully obtains possession through the courts on a valid ground.
This is the most significant change from the old AST system. Under an AST, tenancies typically had a fixed initial term of six or twelve months, after which they would either renew or roll into a periodic tenancy. Under the new APT system, the rolling periodic structure is the only option from day one.
What rights does a tenant have under an APT?
Tenants have stronger protections than under the old AST regime. The key tenant rights are:
- The right to stay in the property indefinitely unless the landlord successfully ends the tenancy through the courts on a specific ground.
- The right to no more than one rent increase per year, which can only be served via a Section 13 Form 4A notice.
- The right not to pay more than one month's rent in advance.
- The right to challenge any rent increase considered above market rate at the First-tier Tribunal — and the Tribunal cannot set the rent any higher than the figure the landlord proposed.
- The right to receive the government's Renters' Rights Act Information Sheet from the landlord by 31 May 2026.
- The right to keep a pet (subject to the landlord's reasonable refusal where they can demonstrate good reason).
- The right to two months' notice from the landlord if they sell or move in (Grounds 1A and 1) — though these grounds carry a four-month notice period from the landlord's side.
For more on what happens when a property is sold during an APT, see our guide to tenant rights when a landlord sells.
What rights does a landlord have under an APT?
Landlords retain the right to:
- Recover possession on legitimate grounds, primarily through Section 8 (rent arrears, anti-social behaviour, intent to sell, intent to move in).
- Increase rent once per year in line with the original agreement or to a market rate.
- Inspect the property with reasonable notice (typically 24 hours) for inspections or repairs.
- Set reasonable conditions in the tenancy agreement (subject to the new statutory rights of tenants).
- Refuse a pet on reasonable grounds, but cannot impose a blanket ban.
The biggest practical change for landlords is the loss of Section 21. The new eviction grounds work, but they require longer notice and are harder to use in the first 12 months of any tenancy.
Do I need a new tenancy agreement under the APT system?
No. Existing tenancy agreements remain valid. The conversion from AST to APT happens by operation of law, not by signing new paperwork.
You should still update any new tenancy agreements you issue going forward to reflect the APT framework, the new tenant rights, and the removal of any references to Section 21. The government has published updated assured tenancy forms for use from 1 May 2026.
Landlords must also give every tenant the official Information Sheet by 31 May 2026. Failure to do so can result in fines of up to £7,000.
Landlord considering selling? The APT framework makes vacant possession harder, but you can avoid the new eviction grounds entirely by selling a tenanted property with the tenancy in place.
Can a landlord end an APT to sell the property?
Yes, but only by following the new process under Ground 1A. This requires:
- Four months' notice to the tenant on the correct prescribed form.
- The tenancy must be at least 12 months old before notice can be served.
- A 12-month re-let ban after the ground is used — the property cannot be re-let (including as a short-term let) within 12 months of the tenant leaving.
- Civil penalties of up to £40,000 imposed by the local authority for misuse, plus possible criminal prosecution and a rent repayment order in favour of the tenant.
For many landlords those costs and timelines make eviction-to-sell unworkable. The alternative is to sell the property with the tenant in situ — the APT transfers automatically to the new owner on completion. No notice, no court hearing, no £40k risk. See our full guide to selling a tenanted property in 2026 for the three options compared.
Can the tenant end an APT at any time?
Yes. The tenant can end an APT at any time by giving two months' notice in writing to the landlord. There is no minimum term. The tenant doesn't need a reason.
This is one of the major asymmetries in the new system. The tenant has flexibility to leave whenever they choose. The landlord must wait for a specific ground to apply and serve the relevant notice, which is significantly longer.
Common questions
What is the difference between an AST and an APT?
An AST (assured shorthold tenancy) had a fixed initial term and could be ended by the landlord using Section 21 with two months' notice and no reason. An APT (assured periodic tenancy) has no fixed end date, no Section 21, and can only be ended by the landlord on specific Section 8 grounds, most of which require four months' notice.
When did assured periodic tenancies become the default in England?
1 May 2026. Every existing assured shorthold tenancy automatically converted to an assured periodic tenancy on that date by operation of law under the Renters' Rights Act 2025. No new paperwork was required.
Can a landlord end an assured periodic tenancy?
Only on specific grounds under Section 8 of the Housing Act 1988. The main grounds are: rent arrears (Ground 8, three months in arrears, four weeks' notice), landlord wants to sell (Ground 1A, four months' notice, not within the first 12 months), landlord wants to move in (Ground 1, four months' notice, not within the first 12 months), and anti-social behaviour.
How much notice does a tenant give to leave an APT?
Two months in writing. The tenant doesn't need to provide a reason and can give notice at any time.
Can rent be increased under an APT?
Yes, but only once per 12-month period and only by serving a Section 13 Form 4A. The tenant can challenge any increase above market rate at the First-tier Tribunal, and the Tribunal cannot raise the rent above what the landlord proposed.
What are the penalties for misusing Ground 1A?
A landlord who serves Ground 1A (intent to sell) and then re-lets the property within 12 months faces civil penalties of up to £40,000 imposed by the local authority, plus possible criminal prosecution. The 12-month re-let ban is strict — even a short-term let counts.
Does an APT transfer to a new owner if the landlord sells?
Yes. If the landlord sells the property with the tenant in situ, the assured periodic tenancy transfers automatically to the new owner on completion. No new agreement is required and no notice needs to be served. This is the easiest route to a sale when the tenancy is less than 12 months old or vacant possession is not essential. See our full guide to selling a house with tenants in situ.
Can I still use Section 21 to evict a tenant in 2026?
No. Section 21 was abolished on 1 May 2026 by the Renters' Rights Act 2025. Any Section 21 notice served on or after that date is invalid. Landlords must now use a Section 8 ground — most commonly Ground 1A (sale), Ground 1 (move-in) or Ground 8 (rent arrears).
Selling a tenanted property under the new rules?
We buy tenanted properties across South Yorkshire with the tenant in situ. The tenancy transfers on completion. No notice to serve, no eviction, no court hearing.
Get a Cash Offer