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Assured Periodic Tenancy (APT) is the standard tenancy agreement for most private rental properties in England. It replaces fixed-term assured shorthold tenancies, giving tenants greater flexibility and changing how landlords manage rent increases, possession, selling, and future letting plans.
Key Takeaways:
- Assured Periodic Tenancies (APTs) replaced assured shorthold tenancies (ASTs) from 1 May 2026.
- APTs have no fixed end date and continue on a rolling basis until they end under strict legal conditions.
- Landlords must now rely on a valid Section 8 ground to regain possession, and can no longer use Section 21.
- Selling a property can be a valid ground for possession, but landlords must still follow the legal process.
- Landlords should plan ahead if they have intentions to sell, move back into the property, or change their letting strategy.
An Assured Periodic Tenancy is a tenancy with a rolling agreement. It has no fixed end date and automatically renews at the end of each rental period, usually month-to-month or week-to-week, until it ends under strict legal conditions.
What Is an Assured Periodic Tenancy?
An Assured Periodic Tenancy is a rolling tenancy with no fixed end date. Most private renters in England adopted APTs as the standard tenancy arrangement on 1 May 2026, under the Renters’ Rights Act 2025. This replaces the previous assured shorthold tenancy system.
An APT applies only to privately rented properties that serve as the tenant’s main home and where landlords do not live in the premises. Some types of accommodations are excluded, including certain holiday lets, purpose-built student accommodation covered by the National Code and business tenancies.
The key difference is that the tenancy doesn’t end on a fixed date. It follows a rolling agreement (month-to-month or week-to-week) until the tenant leaves, both parties agree to end the tenancy, or the landlord legally regains possession using the appropriate Section 8 grounds.
What happened to assured shorthold tenancies?
As of 1 May 2026, landlords are no longer allowed to create new ASTs. Existing ASTs can continue, but once the fixed term ends, it automatically transitions into a rolling assured periodic tenancy. Landlords with existing ASTs don’t need to replace their agreements.
Landlords should consider these changes when planning around future property sales, renovations, or changes in their circumstances.
How Can a Landlord End an Assured Periodic Tenancy?
A landlord can end an APT, but they must have a valid legal ground for possession before terminating the agreement. Depending on the circumstances, grounds can include moving into the property, selling, rent arrears, property damage, antisocial behaviour, or other breaches of the tenancy. The Ministry of Housing, Communities & Local Government provides a Grounds for Possession Guide for a complete directory of rules.
Landlords generally must serve a Section 8 notice, clearly identify the relevant possession ground, and give the required notice period. This notice period varies depending on the ground being used. Some require at least two months’ notice, while others require four months.
If the tenant does not leave when legally required, the landlord may apply to the court for a possession order.
Can landlords still use Section 21?
No, Section 21 is already abolished from 1 May 2026. Landlords must instead rely on an applicable Section 8 possession ground and follow the required notice and court process where necessary.
Even if an agreement started under an old AST that includes a Section 21 provision, landlords can no longer use it to end a tenancy. The AST automatically becomes an APT once the fixed term ends.
Can a Landlord Sell a Property With an APT?
Yes, selling a property is considered a valid ground for possession, but it should follow a strict legal process. Landlords cannot just end a tenancy. They must use the appropriate possession ground and serve the notice at the right time.
An APT means landlords can’t simply wait for a fixed tenancy term to expire before putting the property on the market. If a sale requires vacant possession, landlords should plan the possession process well in advance.
Landlords can also sell the property with the tenant in place, but the buyer’s requirements and circumstances still apply.
How Much Notice Does a Tenant Need to Give?
A tenant is not required to give more than two months’ notice to end an APT. Notice should normally be in writing and end on the day the rent is due, or the day before. You may agree to a shorter period, but it should also be in writing.
The exact requirements depend on the circumstances surrounding the tenancy. Key considerations include the tenancy start date and which terms previously applied.
How Do Rent Increases Work Under an APT?
Landlords may increase rent once a year and must follow the statutory process. They are not allowed to increase rent during the first year of the tenancy and should give at least two months’ notice as prescribed under Section 13.
The landlord must also use Form 4A when proposing a rent increase. If a tenant believes the increase is above market level, they can challenge it through the First-tier Tribunal.
This is why landlords must regularly review comparable rents and local market conditions to set the right rent increase.
What Other Rules Should London Landlords Know?
The Renters’ Rights Act changes also introduced restrictions landlords should follow.
- Rental bidding. Landlords and agents should not encourage prospective tenants to offer more than the advertised rent.
- Rental advertisements. Listings should state a specific rental amount, not a price range.
- Deposit limits. Deposits are generally capped at five weeks’ rent if the annual rent is below £50,000. For higher annual rents, deposits can be up to six weeks’ rent.
- Compliance. Landlords should ensure their advertising, tenancy administration and property management practices comply with the new rules.
Did you know…
The Ministry of Housing, Communities & Local Government warns that landlords and letting agents can face fines of up to £7,000 for a first breach of the rental bidding restrictions.
What Do APTs Mean for London Landlords?
London landlords consider their long-term plans before committing to an APT, especially since there are no fixed tenancy end dates or Section 21 rules to obtain vacant possession. If you plan to sell, move back in, or change your letting strategy, consider how the new legal landscape applies.
For landlords, the key is to think beyond just finding a tenant. Focus on your plans for your property. If you expect to sell, renovate, or occupy the property yourself, choose the right letting strategy to keep that flexibility.
This is where professional property management can provide value. At City Relay, we help landlords manage tenancy administration, rent reviews, compliance requirements, and changing regulations. This allows landlords to focus on their wider property strategy.
Would you like to know more about long-term letting and APTs? Get in touch with City Relay. Our lettings team can sit with you to identify opportunities for your property.
FAQs
What is an Assured Periodic Tenancy in England?
An Assured Periodic Tenancy is a rolling tenancy with no fixed end date. It applies to most private renters in England under the new tenancy rules. It replaced assured shorthold tenancies from 1 May 2026.
Can a London landlord sell a property with an Assured Period Tenancy?
Yes, a London landlord can sell a property with an APT, but it does not automatically end the tenancy. Landlords must follow a strict process and serve the required notice and, if applicable, court proceedings. Ending tenancy agreements is possible, but it depends on the buyer’s specific circumstances, such as the need for vacant possession.
Can a landlord increase rent under an Assured Periodic Tenancy?
Yes, landlords can increase rent under an APT, but only once a year. Landlords must follow the statutory rent increase procedure: they can’t increase rent during the first year of the tenancy and must give adequate notice using Form 4A.
What should London landlords do differently under Assured Periodic Tenancies?
London landlords, especially those who plan to sell, move in, or renovate their properties in the future, should consider their goals before choosing an Assured Periodic Tenancy. They should also learn how to review rental prices, keep accurate tenancy records and monitor regulatory changes to ensure compliance.
