The Rise of Rolling Tenancies Explained
The UK rental market is entering a new chapter, and landlords, tenants and letting agents are all having to adapt. One of the biggest changes is the move away from traditional fixed-term tenancy arrangements towards rolling, or periodic, tenancies.
New data from Lendlord highlights just how quickly this change is taking place. Among 5,235 UK landlords with a current tenant, 79% are now using rolling tenancies exclusively, while a further 5.7% use a combination of rolling and fixed arrangements. Just 14.5% operate a fixed-only portfolio.
The figures relate to Lendlord users rather than the entire UK private rented sector, so they should not be treated as a complete picture of every landlord in the country. However, they do provide an interesting indication of how quickly landlords are adapting to the new tenancy environment.
For landlords in England, the change is particularly significant following the implementation of the Renters’ Rights Act changes on 1 May 2026.
Under the new system, most existing assured shorthold tenancies became assured periodic tenancies, while new assured tenancies are also structured on a rolling basis rather than having a fixed end date.
So, what does this mean in practice?
And, more importantly, what should landlords and tenants be doing now to make sure they understand their responsibilities?
The Move Towards Rolling Tenancies
The shift towards rolling agreements appears to have happened remarkably quickly.
According to Lendlord's data, among live tenancies that began in October 2025, 31.3% were fixed-term agreements. By August 2026, that figure had fallen to just 0.9%. Across all 15,622 tenancies analysed by Lendlord, 86.1% were recorded as rolling, compared with 12.3% that were fixed-term.
Again, these figures relate to Lendlord users and do not represent the entire private rented sector. Nevertheless, they demonstrate the scale of the transition taking place within parts of the market. For landlords who have traditionally relied on six- or twelve-month fixed terms, this represents a significant change in how tenancies are structured and managed.
What Is an Assured Periodic Tenancy?
An assured periodic tenancy is essentially a tenancy that continues on a rolling basis rather than ending on a specific date.
For example, a tenancy may run from month to month.
The key difference is that there is no fixed end date.
The government's guidance confirms that an assured periodic tenancy cannot have an end date and must run on a rolling basis. Existing assured shorthold tenancies moved into this system from 1 May 2026, subject to the applicable transitional arrangements.
This means landlords can no longer simply rely on the traditional model of:
Six months → tenancy ends → tenant renews or leaves.
Instead, the tenancy generally continues unless the tenant chooses to leave, the landlord and tenant agree to end it, or the landlord follows the appropriate legal process to regain possession.
This makes understanding the new rules particularly important.
What Changed on 1 May 2026?
The changes introduced through the Renters' Rights Act represent a significant change to the private rented sector in England.
From 1 May 2026:
- Assured shorthold tenancies were abolished for the private rented sector.
- Existing assured shorthold tenancies generally became assured periodic tenancies.
- New assured tenancies are periodic rather than fixed-term.
- Section 21 'no fault' evictions ended.
- Landlords now need to rely on the applicable possession grounds and follow the correct process where they need to regain possession.
This means the role of good tenancy management has become even more important.
Landlords need to understand not only how the tenancy is created, but also what happens throughout the tenancy and what procedures need to be followed if circumstances change.
What Does This Mean for Landlords?
For landlords, one of the biggest changes is the need to adapt their approach to tenancy management. A rolling tenancy can offer flexibility, but it also means landlords need to understand the ongoing nature of the agreement.
There is no longer the same fixed-term endpoint around which landlords can automatically plan.
Instead, landlords should consider the tenancy as an ongoing relationship requiring regular management and compliance.
This includes understanding:
- The terms of the tenancy
- Rent payment arrangements
- Rent increase procedures
- Maintenance responsibilities
- Safety obligations
- Possession procedures
- Notice requirements
- Tenant communication
- Required documentation
- Record keeping
The government guidance states that landlords must follow the correct processes when renting out a property, while enforcement measures under the new system apply to assured private-sector tenancies from 1 May 2026.
Your Tenancy Agreement Still Matters
One of the misconceptions surrounding rolling tenancies is that because there is no fixed end date, the tenancy agreement itself is less important.
The opposite is true.
A tenancy agreement remains an important document setting out the terms and conditions of the tenancy. The government's guidance describes a tenancy agreement as a contract setting out the legal terms and conditions of the tenancy.
The agreement should therefore be clear, accurate and appropriate for the current legal framework.
Landlords should not simply reuse an old fixed-term agreement without checking whether its wording remains appropriate. The rules have changed, and documentation needs to reflect those changes.
Why Professional Advice Is Becoming More Important
This is perhaps one of the biggest messages for landlords following the changes.
The rental market is becoming increasingly regulated and, with the move to assured periodic tenancies, there is greater emphasis on understanding the correct processes.
A separate Lendlord survey found that around 45% of landlords obtained their latest tenancy agreement directly from a letting or managing agent.
At the same time, around nine in ten landlords surveyed said a solicitor had not reviewed their latest agreement. Interestingly, around a quarter of landlords said that having their agreement reviewed by a solicitor would increase their confidence in the legal wording.
That highlights an important issue.
Landlords may have a tenancy agreement in place, but that does not necessarily mean they fully understand whether the wording is appropriate for their circumstances or the current legal environment.
Letting Agents Have an Important Role to Play
For professional letting agents, the changes also bring additional responsibility.
Landlords increasingly need support not only with finding tenants but with managing the tenancy correctly throughout its lifecycle. A good letting or property management service can help landlords stay organised and understand the practical implications of the new tenancy landscape.
This can include support with:
- Tenancy documentation
Making sure the appropriate documentation is prepared and provided.
- Rent collection
Keeping rental payments monitored and addressing issues promptly.
- Tenant communication
Maintaining clear communication between landlords and tenants.
- Property management
Dealing with maintenance, inspections and ongoing property issues.
- Compliance
Helping landlords understand the various requirements that apply to rented properties.
- Possession procedures
Where a landlord needs to regain possession, ensuring they understand that the correct legal process must be followed.
However, landlords should remember that letting agents and solicitors have different roles. Where legal interpretation or specific legal advice is required, appropriate professional legal advice should be obtained.
What Does This Mean for Tenants?
The changes are significant for tenants too. Under an assured periodic tenancy, tenants generally have greater flexibility because the tenancy does not simply come to an end on a fixed date. Government guidance states that tenants can generally end an assured periodic tenancy by giving two months' notice, subject to the applicable rules.
For tenants, this can provide greater clarity around the ongoing nature of their tenancy.
However, tenants also need to understand their responsibilities. A rolling tenancy does not mean that tenants can simply leave without notice or ignore the terms of their agreement. Rent remains payable, and tenants are still expected to comply with the terms of their tenancy.
What Happens If a Landlord Wants the Property Back?
This is another major area of change. Under the new system, landlords cannot simply rely on the old Section 21 'no fault' route for new possession cases. Instead, where a landlord needs to recover possession, they must use the appropriate legal grounds and follow the correct process.
The government confirms that, from 1 May 2026, landlords need to give tenants a reason for seeking possession and use the correct forms and notice periods.
This makes professional advice particularly important. If a landlord wants to sell a property, move into it, deal with rent arrears or address another situation covered by the possession rules, the correct procedure needs to be followed. A mistake in the process can cause unnecessary delays and complications.
What About Rent Increases?
Rent increases are another area landlords need to understand carefully.
Under the new assured periodic tenancy system, rent increases are subject to specific rules and processes. Government guidance states that tenants can challenge a proposed rent increase if it is above the market rent. For landlords, this means rent reviews should be approached carefully.
It is important to consider:
- Local market rents
- Comparable properties
- The property's condition
- Demand in the area
- The tenant's circumstances
- The applicable legal process
A professional letting agent can help landlords understand the local rental market and provide guidance on how a proposed rent compares with similar properties.
The Importance of Keeping Good Records
With the rental market becoming more heavily regulated, good record keeping is increasingly important.
Landlords should keep appropriate records relating to:
- Tenancy agreements
- Rent payments
- Communications with tenants
- Property inspections
- Repairs
- Safety checks
- Notices
- Certificates
- Relevant correspondence
- Changes to tenancy terms
Good records can make managing a property considerably easier.
They can also provide an important paper trail if a dispute or disagreement arises.
What Should Landlords Do Now?
If you are a landlord, now is a good time to review your portfolio and make sure you understand how the new tenancy system affects you.
Review your current tenancies
Understand whether your properties are operating under the new assured periodic tenancy system and whether the appropriate information has been provided.
Review your paperwork
Don't assume that an old tenancy agreement is automatically suitable for the current system.
Check your compliance
Make sure your property and tenancy management procedures remain up to date.
Review your rent
Consider whether your rents remain appropriate for the local market, while following the correct legal process for any increase.
Review your management arrangements
If you currently manage the property yourself, consider whether professional management would make it easier to stay organised.
Take professional advice where needed
If you are unsure about your legal obligations or the correct process in a particular situation, seek advice from an appropriately qualified professional.
Why Using a Professional Letting Agent Can Help
Being a landlord has become more complicated. It is no longer simply a case of finding a tenant, collecting rent and arranging repairs. There are now numerous legal and administrative requirements to consider, and the rules can change over time. A professional letting agent can help take much of the day-to-day administration away from landlords.
This can be particularly useful for landlords who:
- Own multiple properties
- Live away from their rental property
- Have limited time
- Are unfamiliar with the latest tenancy rules
- Want help managing tenant communication
- Want support with maintenance
- Prefer professional rent collection
- Want assistance with ongoing compliance
The right management approach can give landlords greater confidence while also helping provide tenants with a professional point of contact.
What Does This Mean for the Wider Rental Market?
The move towards rolling tenancies represents more than a simple change to paperwork.
It changes the relationship between landlords, tenants and letting agents.
Landlords need to think more about long-term tenancy management. Tenants need to understand their rights and responsibilities. Letting agents need to ensure their processes and documentation reflect the current legal framework.
The result is a rental market where professional management and clear communication are becoming increasingly important.
The Importance of Getting Advice Before Making Changes
If you're a landlord considering changing your tenancy arrangements, increasing rent, regaining possession or reviewing your property management setup, getting advice before taking action can save considerable time and expense.
The rules surrounding assured periodic tenancies and possession are detailed.
A small administrative mistake can potentially create delays.
That's why we recommend speaking to the appropriate professional before making significant changes to a tenancy.
For legal matters, a qualified solicitor or appropriate legal adviser should be consulted. For day-to-day letting and property management, an experienced letting agent can provide practical support.
Final Thoughts: A New Era for the Rental Market
The move away from fixed-term arrangements towards rolling tenancies represents one of the most significant changes to the private rented sector in England in recent years.
Lendlord's figures show just how quickly landlords within its dataset have adapted, with 79% of landlords with current tenants using rolling tenancies exclusively. The wider legal changes are equally significant.
From 1 May 2026, most existing assured shorthold tenancies became assured periodic tenancies, while new assured tenancies operate on a periodic basis rather than having a fixed end date.
If you are a landlord and want to understand how these changes could affect your property, call us on 0121 681 6327 to discuss your situation.
We're here to help you navigate the changing rental market and make sure you have the right support for your property.