Understanding the types of rental tenancies

When you rent a home, the type of tenancy you have affects how long you can stay, how much notice you need to give, and what rights and responsibilities you have.

From 1 May 2026, the Renters’ Rights Act changes how most private tenancies work in England. This guide explains the main tenancy types you may come across and what they mean for you as a renter.

Assured periodic tenancies (most private renters)

From 1 May 2026, most private renters in England will have an assured periodic tenancy.

This means:

• Your tenancy rolls on automatically, usually month to month
• There is no fixed end date
• You can end the tenancy by giving two months’ notice
• Landlords must have a legal reason to ask you to leave

Any existing assured shorthold tenancies will automatically convert to assured periodic tenancies on 1 May 2026. You don’t usually need to sign a new agreement.

Do fixed‑term tenancies still exist?

No. From 1 May 2026:

• New fixed‑term assured shorthold tenancies can no longer be created
• Any fixed term that was already in place will no longer apply
• Tenancies continue on a rolling periodic basis instead

Your landlord should provide written information explaining how your tenancy works under the new rules.

Lodger agreements

If you rent a room in a home where the landlord also lives, you’re usually classed as a lodger, not a tenant.

Lodger agreements:

• Are not covered by the Renters’ Rights Act
• Offer fewer legal protections
• Often have more flexible notice arrangements

Your rights depend on the agreement you have with the resident landlord.

Student accommodation

Some types of student housing follow different rules.

The Renters’ Rights Act does not usually apply if you live in:

• University‑managed halls of residence
• Certain types of purpose‑built student accommodation

If you rent a room or house from a private landlord outside of halls, the new tenancy rules may still apply. It’s important to check what type of agreement you’re being offered.

Company lets and other exclusions

Some rental arrangements are excluded from the new tenancy system, including:

• Company lets
• Tenancies where the property is not your main home
• High‑rent tenancies above the legal threshold

These agreements follow different legal frameworks and don’t become assured periodic tenancies.

How to know which tenancy you have

Your landlord or letting agent must give you written information explaining:

• What type of tenancy you have
• How rent is paid
• How notice works
• Your rights and responsibilities

If you’re unsure, ask for clarification in writing before you move in or as soon as possible after your tenancy starts.

Key things to remember

• Most private renters now have assured periodic tenancies
• Fixed‑term tenancies are no longer used for new private lets
• Some arrangements (like lodgers and university halls) follow different rules
• You should always receive clear written information about your tenancy

Understanding your tenancy type can help you feel more confident and informed throughout your renting journey.

FAQs

• What type of tenancy will most renters have from 1 May 2026?

  Most private renters in England will have an assured periodic tenancy. This means the tenancy runs on a rolling basis, usually month to month, with no fixed end date.

• Do I need to sign a new tenancy agreement when the law changes?

  Usually no. Most existing tenancies automatically move to the new system. Your landlord should give you written information explaining how your tenancy now works, but you don’t normally need to sign a brand‑new agreement.

• Are fixed term tenancies still allowed?

  No. From 1 May 2026, new fixed‑term assured shorthold tenancies can’t be created. Any fixed term that existed before this date no longer applies, and the tenancy continues on a periodic basis instead.

• Does the Renters’ Rights Act apply to all renters?

  It will apply to most private renters, but not all. Some arrangements are excluded, including lodger agreements, company lets, and most university‑managed student halls. These follow different rules, so it’s important to check what type of agreement you’re being offered.

• How much notice do I need to give to leave my tenancy?

  As a tenant with an assured periodic tenancy, you’ll usually need to give two months’ notice if you want to end your tenancy, unless you agree something different with your landlord.

• Can my landlord still ask me to leave?

  Yes, but only for a legal reason set out in law. Landlords can no longer end tenancies without giving a reason, and must follow the correct process.

• How can I check what tenancy type I have?

  Your landlord or letting agent must provide clear written details about your tenancy. If you’re unsure, ask them to confirm your tenancy type and how notice works, ideally in writing.