What is an assured periodic tenancy? The new 2026 UK tenancy rules explained

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, capped at the rate advertised or set out in the original agreement.
• The right not to pay more than one month's rent in advance.
• The right to challenge a rent increase considered above market rate via the First-tier Tribunal.
• 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.

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.
• The tenancy must be at least 12 months old.
• The landlord cannot re-let the property for 12 months after using the ground.
• Notice on the correct prescribed form.

Alternatively, the landlord can sell the property with the tenant in place. The tenancy transfers automatically to the new owner. No eviction is required. See our full guide to selling a tenanted property in 2026 for more.

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 up to the advertised rate or market rate. Tenants have the right to challenge rent increases above market rate via the First-tier Tribunal.