What is a Periodic Tenancy Conversion notice and do I need to serve one under the Renters' Rights Act 2025?
Under the Renters' Rights Act 2025, all fixed-term assured shorthold tenancies automatically converted to periodic tenancies on 1 May 2026. A Periodic Tenancy Conversion notice formally informs your tenant of this change, the new terms, and their rights. While not always a strict legal obligation, it is strongly recommended as best practice and evidence of clear communication.
Legal basis
- Renters' Rights Act 2025, Part 1 (commencement date: 1 May 2026)
- Housing Act 1988, s.5 (statutory periodic tenancy provisions, as amended)
- Assured Tenancies and Agricultural Occupancies (Forms) Regulations 1997/194
The Renters' Rights Act 2025 fundamentally changed the English private rented sector by abolishing fixed-term assured shorthold tenancies. From 1 May 2026, any fixed-term AST that was still running automatically converted to a periodic tenancy running month-to-month (or week-to-week if rent was paid weekly), on the same terms as the original agreement, subject to modifications imposed by the Act.
A Periodic Tenancy Conversion notice is a landlord-to-tenant letter formally confirming this automatic conversion. It sets out the new periodic basis, the rent payment cycle, the tenant's enhanced rights under the RRA 2025, and confirms that possession can now only be recovered through a Section 8 notice on one of the specified grounds.
Serving this notice promptly demonstrates compliance and good communication, which courts may consider favourably in any subsequent possession proceedings. It also starts a clear paper trail confirming the tenant's awareness of their rights and your obligations.
Common mistakes to avoid
- Assuming the conversion notice is unnecessary — tenants have a right to know their new legal position in writing.
- Using a template that still references 'assured shorthold tenancy' rather than the new periodic framework.
- Failing to confirm the new payment frequency (monthly vs weekly) in writing.
- Not sending the notice by a method that creates a service record (e.g., recorded delivery or email with read receipt).
- Serving late — ideally the notice should be served within 28 days of the conversion date.
Frequently asked questions
Does the Periodic Tenancy Conversion notice replace the tenancy agreement?
No. Your existing tenancy agreement continues to govern most terms. The conversion notice supplements it by explaining the new periodic basis and the tenant's updated rights under the Renters' Rights Act 2025.
What happens if I don't serve a Periodic Tenancy Conversion notice?
The conversion itself is automatic — no notice is legally required to trigger it. However, not serving one leaves you without a paper trail confirming your tenant's awareness of the change and their new rights, which could complicate future proceedings.
Can my tenant end the periodic tenancy without any restrictions?
Under the RRA 2025, tenants can end a periodic tenancy by giving two months' written notice (or one rental period, whichever is longer). They no longer face early termination penalties tied to a fixed-term.
Can I still increase the rent after conversion?
Yes. You can increase rent annually by serving a Form 4A notice under Section 13 of the Housing Act 1988. The tenant has the right to refer any increase they consider above market rate to the First-tier Tribunal (Property Chamber).
Does the conversion affect my deposit protection?
No. Your existing deposit protection scheme continues. If the tenancy converts to periodic, you do not need to re-protect the deposit, but you should ensure the Prescribed Information remains up to date.
My tenant already has a statutory periodic tenancy — do I need this notice?
No. Statutory periodic tenancies already in place before 1 May 2026 were not newly converted. This notice is specifically for fixed-term ASTs that converted on that date.
How do I serve this notice correctly?
Use first-class post, recorded delivery, or email (if the tenancy agreement permits electronic service). Retain your proof of service. Personal hand delivery is also valid — ask the tenant to acknowledge receipt.