How to Handle the End of a Fixed-Term Tenancy
When a fixed-term AST ends you have three options: renew, let it roll periodic, or recover possession. Here's the decision framework — and how the Renters' Rights Act changes everything.
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Introduction
The end of a fixed term is the most consequential decision point in a tenancy — yet most landlords drift into a periodic by accident. With the Renters' Rights Act about to make periodic the default, understanding your options has never mattered more.
The three paths
1) Renew on a new fixed term (gives both parties certainty), 2) Let it roll into a statutory periodic (maximum flexibility), 3) End the tenancy by mutual surrender or Section 21/8 (while available).
Statutory periodic explained
If neither party acts, on the day after the fixed term ends the tenancy automatically continues as a statutory periodic tenancy under section 5 of the Housing Act 1988. Terms are identical to the fixed term, periods follow the rent payment cycle (usually monthly), and either party can end it with proper notice.
Renewing on a new fixed term
Issue a new written tenancy agreement before the existing one ends. Reissue the How to Rent guide if updated. Re-serve prescribed information if you switch deposit scheme. Refresh gas safety and right-to-rent confirmations.
Rent increases
On a renewal, agree the new rent in the contract — straightforward. On a statutory periodic, use Section 13 with prescribed Form 4 (one full rental period notice). See our Section 13 guide for the detailed mechanics.
Section 21 (while it lasts)
Currently you can give two months' notice on Form 6A to end an AST after the fixed term, provided you've met all the gateway conditions (deposit protected, How to Rent given, gas safety current, EPC E or above). The Renters' Rights Act will abolish Section 21.
After the Renters' Rights Act
All assured tenancies become periodic by default with no fixed term. To end the tenancy you'll need a Section 8 ground (rent arrears, breach, sale, owner-moving-in, etc.). Plan now: keep impeccable records and use new tenancies for stable, low-risk lets.
Practical recommendation
If the tenant pays well and looks after the property, let it roll periodic — it's simpler and cheaper. If you want to refresh paperwork, raise rent, or change terms, formal renewal is worthwhile. Avoid 'verbal renewal' — it creates legal ambiguity.
Final word
Smart Sleep Property handles the heavy lifting — referencing, compliance, deposits, repairs, and full tenancy management across Norwich and Norfolk. Get in touch if you'd like us to handle this for you.
Frequently asked questions
What is the key rule for end of fixed term tenancy?+
At the end of a fixed-term AST, the tenancy automatically becomes a statutory periodic tenancy unless renewed or ended. Renewal locks in certainty; periodic offers flexibility for both sides. Once the Renters' Rights Act is fully in force, all assured tenancies will be periodic by default with Secti
Does this apply across England?+
Yes — this guide covers England. Scotland, Wales and Northern Ireland have separate but broadly similar regimes.
Where can I get help?+
Smart Sleep Property offers compliance support, document templates and full management for Norwich and Norfolk landlords.
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