Fixed Term Tenancy Agreement Explained
Everything you need to know about fixed term tenancies, from signing to moving on.
A fixed term tenancy is a rental agreement set for a specific period, typically six or twelve months. During this time, both tenant and landlord are legally bound by the terms of the agreement. Whether you’re signing your first tenancy or approaching the end of an existing one, here’s what you need to know.
At a glance
- A fixed term tenancy lasts for a set period, usually six or twelve months.
- Rent is locked in for the duration, unless the agreement states otherwise.Landlords can’t evict you during a fixed term, except in specific circumstances.
- At the end, the tenancy can renew, become periodic, or end altogether.
- Leaving early requires a break clause, mutual agreement, or a tenant replacement.
- Under the Renters Rights Act 2025, fixed term tenancies are no longer available for new agreements in England.
What is a fixed term tenancy?
A fixed term tenancy is a legally binding agreement between a tenant and landlord for a set period of time. The length is agreed at the start, most often six or twelve months, and during this time neither party can easily walk away without consequences.
Fixed term agreements are a common form of assured shorthold tenancy (AST) in England and Wales, used widely by private landlords and letting agents. They offer structure and predictability: tenants know their rent and terms are fixed for the duration, and landlords have guaranteed rental income for the length of the agreement.
However, following the Renters Rights Act 2025, fixed term tenancies can no longer be used for new rental agreements in England. All new tenancies must now start as periodic tenancies. If you’re in an existing fixed term that predates the legislation, it continues under its original terms until it ends or transitions.
Tenant rights during a fixed term tenancy
Once you’ve signed a fixed term tenancy agreement, you have a number of important rights:
| Your right | What it means in practice |
|---|---|
| Security of tenure | Your landlord cannot evict you during the fixed term without valid legal grounds |
| Rent stability | The rent agreed at the start is locked in for the duration of the fixed term |
| Safe and habitable property | Your landlord must keep the property in a safe condition, including heating, electrics, and plumbing |
| Privacy | Your landlord must give at least 24 hours’ notice before visiting the property |
| Protection from illegal eviction | Your landlord must follow the correct legal process to end the tenancy |
If your landlord tries to enter the property without permission or fails to carry out essential repairs, you have legal recourse. Citizens Advice can help you understand your options.
For example:
Your boiler breaks down in January. Your landlord is legally obliged to get it fixed within a reasonable timeframe. If they drag their feet, you can formally request the repair in writing and, if needed, escalate to your local council’s environmental health team.
Landlord rights during a fixed term tenancy
Landlords have rights during a fixed term too, but they’re more limited than a tenant’s. A landlord can take action if:
- Rent isn’t paid and arrears accumulate.
- The tenant causes significant damage to the property.
- The tenant engages in anti-social behaviour.
To regain possession during a fixed term, a landlord must issue a Section 8 notice citing specific legal grounds. A Section 21 ‘no-fault’ eviction notice cannot be used to end a tenancy during a fixed term, and under the Renters Rights Act 2025, Section 21 notices have been abolished entirely for all tenancies in England.
It’s also worth knowing how much notice a landlord has to give and whether a landlord can give a bad reference at the end of a tenancy.
What happens at the end of the fixed term?
When a fixed term tenancy ends, a few options are on the table:
- Renewal: If both tenant and landlord agree, the tenancy can be renewed with similar or updated terms.
- Rolling (periodic) tenancy: Without a new agreement, the tenancy automatically rolls into a periodic tenancy, typically monthly.
- Termination: Either party can end the tenancy with proper notice (usually two months’ notice for landlords and one month’s notice for tenants).
It’s also a good time to revisit your deposit protection arrangements and confirm how much notice you need to give as a tenant before the end date.
Picture this:
Your 12-month fixed term is coming to an end in March. You haven’t heard from your landlord about renewal. If you do nothing, your tenancy will automatically become a periodic (rolling) tenancy, which means you can stay but either party can end it with the correct notice. To avoid uncertainty, reach out to your landlord a couple of months before the end date to confirm plans.
Leaving a fixed term tenancy early
Breaking a fixed term tenancy isn’t straightforward, but there are routes available if your circumstances change.
| Option | What it involves |
|---|---|
| Break clause | If included in your agreement, you can leave early by giving the required notice as specified |
| Mutual agreement | Speak to your landlord about surrendering the tenancy. They may agree, particularly if a replacement tenant is lined up. |
| Tenant replacement | Some landlords allow you to find a suitable replacement tenant to take over the agreement |
Bear in mind that leaving early without one of these routes in place could leave you liable for rent until a replacement is found or the fixed term ends. Always get any agreement to leave early confirmed in writing.
For example:
Jamie is six months into a 12-month tenancy when a job offer comes up in another city. There’s no break clause in the agreement. Jamie speaks to the landlord, who agrees to end the tenancy early on the condition that Jamie helps find a suitable replacement tenant. They find someone, the landlord agrees, and Jamie is released from the remaining six months. Without that conversation, Jamie would have remained liable for the rent.
Fixed term tenancy vs periodic tenancy
While a fixed term tenancy offers structure and predictability, a periodic tenancy provides greater flexibility. Here’s how they differ:
| Fixed term tenancy | Periodic tenancy | |
|---|---|---|
| Length | Set period, usually 6 or 12 months | Rolls monthly or weekly, no fixed end date |
| Rent | Locked in for the duration | Can be increased with proper notice |
| Flexibility | Low, committed for the full term | High, easier to leave with correct notice |
| Ending the tenancy | Requires break clause or end of term | One month’s notice from tenant typically |
| Available for new agreements? | No, abolished in England from 2025 | Yes, now the standard for all new tenancies |
Weighing up which works best for you? Our guide to fixed term vs rolling contracts breaks it all down in detail.
Rules in different parts of the UK
Housing laws vary in England, Wales, and Scotland, so it’s worth knowing the differences:
- England: The Housing Act 1988 governs most fixed term agreements. Section 21 notices remain valid.
- Wales: As of 2026, the Renting Homes Act simplifies tenancy structures into standardised agreements.
- Scotland: The Private Housing (Tenancies) (Scotland) Act 2016 introduced a new type of tenancy with no fixed period.
Before we go
Fixed term tenancies offer structure and stability, but they come with real obligations on both sides. Whether you’re in the middle of a fixed term, approaching the end of one, or signing a brand new agreement, knowing your rights and responsibilities makes the whole process a lot less stressful.
Once you’re settled, it’s worth thinking about protecting your belongings too. Your landlord’s buildings insurance covers the property itself, but your possessions are a separate matter entirely. Lemonade’s contents insurance is designed with renters in mind, so you can have that sorted before you’ve even unpacked.
Fixed Term Tenancy FAQs
Can a landlord evict me during a fixed term tenancy?
Not without valid legal grounds. During a fixed term, your landlord cannot simply ask you to leave. They must issue a Section 8 notice and cite specific legal reasons, such as significant rent arrears or a serious breach of the tenancy agreement. Under the Renters Rights Act 2025, Section 21 ‘no-fault’ evictions have been abolished entirely in England.
What happens when a fixed term tenancy ends?
You have three options: renew the agreement, let it roll into a periodic tenancy, or end the tenancy altogether. If no action is taken, the tenancy automatically becomes a statutory periodic tenancy under the Housing Act 1988. It’s worth confirming plans with your landlord a couple of months before the end date to avoid uncertainty.
Can I leave a fixed term tenancy early?
Yes, but it’s not straightforward without a break clause. Your options are to use a break clause if one is included, negotiate a mutual surrender with your landlord, or arrange a suitable replacement tenant. Leaving without one of these in place could leave you liable for rent for the remainder of the fixed term. Always get any early exit agreement confirmed in writing.
Can a landlord increase rent during a fixed term?
Generally, no. The rent agreed at the start of a fixed term is locked in for the duration, unless the agreement includes a specific provision for increases. Any rent increase must be clearly set out in the tenancy agreement. Outside of a fixed term, landlords can increase rent on a periodic tenancy by serving a Section 13 notice with at least one month’s written notice.
What is the difference between a fixed term and a periodic tenancy?
A fixed term tenancy runs for a set period with locked-in rent and terms. A periodic tenancy rolls on a monthly or weekly basis with no fixed end date, offering more flexibility for both parties. Under the Renters Rights Act 2025, fixed term tenancies are no longer available for new agreements in England. All new tenancies must now start as periodic tenancies.
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