The End of Fixed Term Tenancies in the UK: What Landlords Need to Know in 2025
If you're a landlord in England, 2025 is set to bring one of the biggest shake-ups to rental law in decades. The Renters’ Reform Bill, which is moving through Parliament, will abolish fixed-term tenancies and make open-ended periodic agreements the new standard for all new tenancies.
For landlords, this is a huge change. So what exactly is happening—and how should you prepare?
Say Goodbye to Fixed-Term Tenancies
Under the proposed reforms, fixed-term assured shorthold tenancies (ASTs) will no longer be legal. Instead, all new tenancies will start as periodic tenancies—rolling from month to month. This gives tenants far more flexibility, allowing them to leave at any time with just two months’ notice.
While that’s great for tenants, it does remove the stability that fixed terms once gave landlords. If you're used to guaranteed rent for 6 or 12 months, this change means you'll need to be ready for more frequent turnover and shorter notice periods.
New Legal Requirements for Landlords
The Renters’ Reform Bill 2025 will also introduce new legal rules landlords must follow. For example:
Written tenancy agreements will become mandatory.
You’ll only be allowed to take one month’s rent in advance—no more large upfront payments.
Issuing a fixed-term contract after the law takes effect could result in fines of up to £7,000.
These rules are designed to protect tenants but could catch landlords off guard if they don’t stay informed.
Section 21 Evictions Are Ending
Perhaps the biggest headline is the abolition of Section 21 “no-fault” evictions. Once this takes effect, landlords won’t be able to evict tenants without giving a valid legal reason. Instead, you’ll need to rely on an updated Section 8 notice, which includes grounds like:
Persistent rent arrears
Antisocial behaviour
Needing to sell or move back into the property
This adds more paperwork and requires clear evidence—but it also gives tenants greater housing security.
What About Student Lettings?
There’s some good news here. Thanks to pressure from the lettings industry, student HMOs and PBSA (Purpose-Built Student Accommodation) look set to be exempt from these changes. Landlords letting to students should still be able to offer fixed-term contracts aligned with the academic year.
What Landlords Should Do Now
With the UK rental reform changes expected to pass by summer 2025, now is the time to prepare:
Update your tenancy agreements: Make sure all new tenancies are compliant with the upcoming law.
Review your tenant vetting process: With shorter notice periods, finding reliable renters is more important than ever.
Plan for more flexibility: Budget for possible void periods and increased tenant turnover.
Stay informed: Keep an eye on official guidance as the bill progresses to understand how existing tenancies will transition.
Final Thoughts
The end of fixed-term tenancies is a big change for UK landlords, but it doesn't have to be a negative one. With the right preparation and advice, landlords can adapt and continue to run successful, compliant rental businesses. The key is staying ahead—because these changes are coming fast.