The renting rules in England are changing, and many tenants will now have periodic tenancies. This means tenancies roll on month by month until notice is given. For small landlords who let to students, this change matters a lot. You must learn new notice rules, new ways to raise rent and the right forms to use when you need possession. Do not panic. Slow, steady fixes work best. Update your paperwork, protect every deposit and make simple rules that tenants can read and follow. Keeping good records and fair terms keeps disputes low. Our student accommodation listing is a handy way to reach renters who like clear rules and steady homes. Use friendly screening, clear move-in notes and quick repairs to keep good tenants. This guide tells you plain, helpful steps to cope and to keep rents steady. Read on and act today.
What is a periodic tenancy?
Periodic tenancy means the rent rolls on month or week-to-week basis. There is no fixed end date. Tenants stay until they give notice. Landlords must use written terms and plan for rolling moves and short notices.
From 1 May 2026, many assured shorthold tenancies will move to periodic form, so check dates on current lets.
Periodic tenancies roll automatically at each rent period, usually monthly or weekly.
You must keep deposits in a protection scheme and explain rent dates in writing.
Make move-in and move-out checklists quick and clear for students and short-term renters.
Periodic tenancies are rolling agreements that keep going until either the tenant or landlord gives the correct notice. Landlords must treat them as open-ended and avoid relying on fixed-term timing. That means clear written terms, proper deposit protection and scheduled rent reviews. Tenants gain flexibility but can also leave sooner, so expect more turnover. Record every communication and rent payment. Keep a maintenance plan and a small reserve for voids. Update your tenancy paperwork to reflect periodic rules and explain them calmly to tenants when they sign. Simple rules, fair dealing, steady income.
How do notices work?
Notices are how tenancies end. Tenants will typically give two months' notice. Landlords must use legal forms to seek possession. Do not rely on old no-fault routes. Serve letters in writing and keep copies.
Tenants will normally need to give two months’ notice to leave a periodic tenancy, so plan for that timing.
Landlords cannot use no-fault notices in the old way and will generally need to rely on named legal grounds to regain possession.
Use the correct Section 8 forms if you need possession, and keep copies of service and postage.
Always give tenants clear guidance on how to hand back keys and end tenancy checks.
Notices are the tool that moves people out or secures rent. Under new rules, tenants normally give two months' notice to end the tenancy, so landlords must plan for shorter warning time. If a landlord needs the property back, they must use Section 8 with proper grounds and times. Section 21 no-fault notices are ending, so learn the right grounds, like rent arrears, antisocial behaviour, or selling. Serve notices in writing and keep copies. Seek legal help for tricky cases. Stay calm, follow the forms and keep good records to make any court steps smoother. Train staff to handle notices.
How can landlords protect their income?
Protect income with a few steady habits. Screen tenants, keep a repair reserve and set clear rent days. Keep records for tax and disputes. Plan for gaps and offer friendly reasons to stay.
Keep a cash reserve for voids and repairs so a short gap does not hit you hard.
Screen tenants with simple checks and plain rules about rent due dates and behaviour.
Use annual rent review dates and remember you can normally increase rent only once each year for a periodic tenancy.
Offer small perks that encourage on-time pay and longer stays, like clear welcome notes and quick fixes.
Protecting income means small habits that stack up. Keep a buffer fund for voids and repairs, and screen tenants well before move-in. Use clear rent dates and a written policy for late payments. Offer simple incentives for on-time payment, like small discounts for annual payments if allowed. Keep communication friendly but firm. Keep records of all repairs and invoices for tax and disputes. Consider shorter notice clauses for rent review, but obey the once-a-year increase rule. Work with a trusted lettings partner who knows student rhythms. Plan for quieter months and fill quickly. Review the rent policy and update annually.
FAQ
Q: Do I need a written contract for periodic tenancies?
A: Yes. Give tenants a clear written tenancy that states the periodic basis, rent dates, deposit protection details and how notice works.
Q: How much notice do tenants give?
A: In most cases, tenants will give two months’ notice, but always check the written terms and the starting rules for your tenancy.
Q: Can I increase rent anytime?
A: No. For periodic tenancies, you can usually only increase rent once in twelve months and must follow the correct notice rules.
Q: Will students like periodic tenancies?
A: Many students value flexibility. Clear, simple lists, quick repairs and friendly rules help keep student tenants longer.
Conclusion
Change can feel hard, but landlords who act now will do better. Start by fixing your paperwork and by telling tenants the rules plainly. You need to start your process by fixing your documents and explaining your rules to your tenants in simple terms. You must establish security measures for deposits while creating definite timelines for rental payments. You must maintain a cash reserve that will cover both repair costs and periods when your property remains vacant. Use friendly checks and quick fixes to keep good people longer. When you list a room, make the rules clear and welcome honest renters. For landlords who want a simple way to reach students and to list properties where rules are clear, use StudentTenant.com, which is our student accommodation listing platform. Do the steady small things now, and your homes will stay full, your rents steady, and your work much quieter. List now, update often and keep good notes for each tenancy today.