Periodic Tenancy Agreement — Rolling Month-to-Month (England & Wales)
PERIODIC TENANCY AGREEMENT
(Rolling Month-to-Month — Assured Shorthold Tenancy)
England and Wales
This Periodic Tenancy Agreement (the “Agreement”) is made on [Agreement Date] between:
THE LANDLORD
[Landlord Name], of [Landlord Address], [Landlord City], [Landlord County], [Landlord Postcode] (tel: [Landlord Phone]; email: [Landlord Email]) (the “Landlord”);
THE TENANT
[Tenant Name] (tel: [Tenant Phone]; email: [Tenant Email]) (the “Tenant”).
The Landlord and the Tenant are each a “Party” and together the “Parties”.
In consideration of the mutual covenants and obligations set out in this Agreement, and for other good and valuable consideration (the receipt and sufficiency of which the Parties acknowledge), the Parties agree as follows:
1. THE PROPERTY
1.1 The Landlord lets and the Tenant takes on a periodic tenancy the property known as [Property Address], [Property City], [Property County], [Property Postcode], England (the “Property”).
1.2 The Property is let [Furnished Status], as detailed in the inventory and schedule of condition attached to and forming part of this Agreement.
1.3 This Agreement does not include any land, garage, parking space, or outbuilding not described above unless expressly stated.
2. NATURE OF THE TENANCY AND COMMENCEMENT
2.1 This Agreement creates a periodic assured shorthold tenancy within the meaning of the Housing Act 1988 (as amended), running on a [Rent Period] basis from [Commencement Date] (the “Commencement Date”) and continuing until terminated in accordance with this Agreement and applicable legislation.
2.2 The tenancy rolls forward automatically at the end of each rental period unless terminated by either Party in accordance with clause 8 of this Agreement.
2.3 The Tenant acknowledges receipt of a copy of the current government How to Rent guide as required by section 21B of the Housing Act 1988 (as inserted by the Deregulation Act 2015).
3. RENT
3.1 The Tenant shall pay to the Landlord rent of £[Rent Amount] per [Rent Period] period (the “Rent”), payable in advance on the [Rent Due Day] of each [Rent Period] by [Rent Payment Method] to the Landlord’s nominated bank account, without demand, deduction, or set-off.
3.2 If the Tenant fails to pay Rent on the due date, a late payment charge of £[Late Payment Fee] per day shall apply. Interest shall accrue on the overdue amount at the rate of 3% per annum above the Bank of England base rate from the due date until the date of payment (whether before or after judgment), in accordance with the Tenant Fees Act 2019.
3.3 The Landlord may review the Rent annually by serving a notice under section 13 of the Housing Act 1988, proposing a new rent. The Tenant may challenge a proposed rent increase by application to the First-tier Tribunal (Property Chamber) within one month of receiving the notice.
4. TENANCY DEPOSIT
4.1 The Tenant shall pay a tenancy deposit of £[Deposit Amount] (the “Deposit”) to the Landlord on or before the Commencement Date.
4.2 The Landlord shall protect the Deposit in the [Deposit Scheme] within 30 days of receipt and shall serve the prescribed information on the Tenant within the same period, in accordance with sections 212 to 215 of the Housing Act 2004 and the Housing (Tenancy Deposits) (Prescribed Information) Order 2007 (as amended).
4.3 The Deposit shall be returned to the Tenant within 10 days of the end of the tenancy and vacation of the Property, subject to any lawful deductions for dilapidations, arrears of Rent, or other sums due under this Agreement.
4.4 Any dispute concerning the return of the Deposit shall be resolved through the dispute resolution service of the [Deposit Scheme].
5. UTILITIES AND BILLS
5.1 Unless otherwise stated in this Agreement, the Tenant shall be responsible for paying the following bills and charges in respect of the Property during the tenancy: [Tenant Bills].
5.2 The Tenant shall notify the relevant utility providers of the commencement and end of the tenancy and shall provide the Landlord with meter readings on both dates.
6. TENANT’S OBLIGATIONS
6.1 The Tenant agrees to:
- Pay the Rent on the due date and in the manner specified in clause 3;
- Use the Property as a private residential dwelling and not for any business or commercial purpose;
- Keep the Property in a clean and tidy condition and carry out minor maintenance (changing lightbulbs, bleeding radiators, etc.);
- Not make any alterations, decorations, or improvements to the Property without the Landlord’s prior written consent;
- Not cause or permit a nuisance, annoyance, or disturbance to neighbours or other occupiers;
- Not use the Property for any unlawful purpose or store hazardous materials;
- Permit the Landlord or the Landlord’s agent to enter the Property on giving at least 24 hours’ prior notice for the purpose of inspection, repair, or compliance with statutory obligations (except in emergencies);
- Report any disrepair or defect requiring repair to the Landlord promptly in writing;
- Comply with the smoking policy: [Smoking Policy];
- Comply with the pets policy: [Pets Allowed] ([Pets Detail]).
7. LANDLORD’S OBLIGATIONS
7.1 The Landlord agrees to:
- Allow the Tenant to peaceably hold and enjoy the Property during the tenancy without interference by the Landlord or anyone claiming through the Landlord (covenant for quiet enjoyment, Housing Act 1988, s 11);
- Keep in repair the structure and exterior of the Property (Housing Act 1985, s 11);
- Keep in repair and proper working order the installations in the Property for the supply of water, gas, electricity, sanitation, space heating, and water heating;
- Maintain a valid Gas Safety Certificate (Gas Safety (Installation and Use) Regulations 1998, reg 36) and provide a copy to the Tenant before the Commencement Date and annually thereafter;
- Maintain a valid Electrical Installation Condition Report (EICR) (Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020) and provide a copy to the Tenant;
- Maintain a valid Energy Performance Certificate (EPC) with a minimum rating of E and provide a copy to the Tenant before the Commencement Date;
- Provide the Tenant with the current version of the government’s How to Rent guide;
- Ensure the Property meets all applicable housing standards including the Homes (Fitness for Human Habitation) Act 2018.
8. TERMINATION
8.1 Tenant’s notice: The Tenant may terminate this periodic tenancy by giving the Landlord not less than [Tenant Notice] written notice, such notice to expire on the last day of a rental period.
8.2 Landlord’s notice: The Landlord may terminate this periodic tenancy only in accordance with the statutory procedures applicable under the Housing Act 1988 (as amended). The Landlord’s notice period is [Landlord Notice]. From 1 May 2026, the Landlord may only terminate this tenancy using the grounds-based procedure under section 8 of the Housing Act 1988, as amended by the Renters’ Rights Act 2025.
8.3 Upon termination, the Tenant shall deliver vacant possession of the Property and return all keys and access devices to the Landlord.
9. SUBLETTING AND ASSIGNMENT
9.1 [Subletting Policy].
9.2 The Tenant shall not assign this Agreement without the prior written consent of the Landlord, which shall not be unreasonably withheld.
10. NOTICES
10.1 The Landlord’s address for service of notices (including notices under section 48 of the Landlord and Tenant Act 1987) is: [Landlord Address], [Landlord City], [Landlord County], [Landlord Postcode].
10.2 Notices may be served by hand, first-class post, or email to the addresses stated above. Notices by post are deemed received on the second business day after posting.
11. THIRD PARTY RIGHTS
11.1 A person who is not a party to this Agreement shall have no rights under the Contracts (Rights of Third Parties) Act 1999 to enforce any of its terms.
12. GOVERNING LAW AND JURISDICTION
12.1 This Agreement shall be governed by and construed in accordance with the laws of England and Wales. The Parties submit to the exclusive jurisdiction of the courts of England and Wales.
IN WITNESS WHEREOF the Parties have signed this Periodic Tenancy Agreement on the date first above written.
SIGNED by the LANDLORD
Name: [Landlord Name]
Address: [Landlord Address], [Landlord City], [Landlord County], [Landlord Postcode]
SIGNED by the TENANT
Name: [Tenant Name]
Address: [Property Address], [Property City], [Property County], [Property Postcode]
Landlord
________________
Signature
Date: ________________
Tenant
________________
Signature
Date: ________________
What Is a Periodic Tenancy Agreement — Rolling Month-to-Month (England & Wales)?
A Periodic Tenancy Agreement — Rolling Month-to-Month in the United Kingdom records the tenancy particulars, checks, or notices that landlord and tenant rely on before and during a let, with its requirements set by the Landlord and Tenant Act 1985.
In English residential property law, a periodic tenancy may be either a contractual periodic tenancy (where the parties expressly agree to a rolling arrangement from the start, without any initial fixed term) or a statutory periodic tenancy (which arises automatically under section 5(2) of the Housing Act 1988 when a fixed-term AST expires without the parties entering into a new fixed-term agreement). Both types are assured shorthold tenancies within the meaning of Chapter II of Part I of the Housing Act 1988, and both attract the same deposit protection requirements, landlord repair obligations, and statutory possession grounds.
The Periodic Tenancy Agreement documented here is a contractual periodic tenancy: the parties agree from the outset to a rolling month-to-month (or week-to-week or four-weekly) arrangement, with no initial fixed term. This arrangement suits tenants who value flexibility, such as those relocating for work, students, or individuals uncertain about their long-term housing needs. It also suits landlords who wish to retain flexibility to recover possession or sell the property, subject to the applicable statutory notice requirements.
The regulatory framework governing periodic tenancies in England and Wales is thorough. The Housing Act 1988 provides the statutory framework for ASTs and the grounds for possession. The Housing Act 2004 imposes deposit protection requirements. The Deregulation Act 2015 introduced conditions that must be met before a valid section 21 notice can be served. The Tenant Fees Act 2019 prohibits landlords and letting agents from charging tenants any fee in connection with the tenancy (other than permitted payments). The Homes (Fitness for Human Habitation) Act 2018 requires the property to be fit for human habitation throughout the tenancy. The Renters’ Rights Act 2025, taking effect on 1 May 2026, will abolish section 21 evictions and convert all ASTs to assured periodic tenancies, making periodic tenancies the universal form of residential letting in England and Wales.
The United Kingdom Periodic Tenancy Agreement — Rolling Month-to-Month (England & Wales) Periodic Tenancy Agreement complies with all current regulatory requirements and is designed to be fair to both landlord and tenant, consistent with the government’s Model Tenancy Agreement.
When Do You Need a Periodic Tenancy Agreement — Rolling Month-to-Month (England & Wales)?
A Periodic Tenancy Agreement is needed in England and Wales whenever a landlord and tenant wish to enter into a residential tenancy without committing to a fixed term. This type of agreement is appropriate in a wide range of situations.
Tenants who are uncertain about their long-term plans are a common group. A person who has taken a temporary job in a new city, a student who is not sure whether they will remain in the area, or someone going through a relationship breakdown or house sale will typically prefer a rolling tenancy that can be ended at relatively short notice (usually one month) without financial penalty.
Landlords who are planning to sell their property, who are waiting for planning permission to develop it, or who anticipate needing to occupy it themselves in the near future may also prefer a periodic tenancy, because they can give notice to recover possession (subject to applicable statutory notice requirements) without waiting for a fixed term to expire. From 1 May 2026, under the Renters’ Rights Act 2025, all tenancies will be periodic by statute; periodic tenancy agreements will therefore become the standard document for new residential lettings in England and Wales.
A periodic tenancy is also appropriate where the parties are renewing a prior fixed-term AST but do not wish to commit to another fixed term: instead of allowing the tenancy to continue as a statutory periodic tenancy under section 5(2) of the Housing Act 1988 (which happens automatically without a new agreement), they may choose to document the ongoing arrangements in a new contractual periodic tenancy agreement.
First-time landlords and tenants may find a periodic tenancy agreement a good way to trial an arrangement before committing to a longer fixed term. A three- to six-month periodic tenancy can give both parties time to assess whether the relationship works before signing a twelve-month fixed term.
Letting agents managing properties on behalf of landlords should note that under the Consumer Rights Act 2015, all terms in the tenancy agreement must be fair and in plain, intelligible language. Any term that departs significantly from a term in the government’s Model Tenancy Agreement should be carefully considered for compliance with the Act.
What to Include in Your Periodic Tenancy Agreement — Rolling Month-to-Month (England & Wales)
A well-drafted Periodic Tenancy Agreement for use in England and Wales must address several key provisions to confirm legal validity, practical effectiveness, and compliance with the extensive regulatory framework governing residential lettings.
Party identification is essential. The landlord must be identified by full legal name, with an address in England or Wales at which notices may be served, as required by section 48 of the Landlord and Tenant Act 1987. Failure to comply with section 48 means that rent is not lawfully due until the obligation is satisfied, making this one of the most important requirements in a periodic tenancy agreement. All joint tenants must be named; each joint tenant is jointly and severally liable for the rent and obligations under the agreement.
The commencement date and rental period are fundamental. A monthly periodic tenancy commences on a specific date and renews automatically at the end of each calendar month. The agreement should specify the rental period clearly (monthly, weekly, or four-weekly) because this determines the minimum notice period required for termination by either party.
The rent clause must state the amount in pounds sterling, the due date (typically the same day each month as the commencement date), and the payment method. The Tenant Fees Act 2019 caps interest on late payments at 3% per annum above the Bank of England base rate. Any charge above this cap is a prohibited payment.
Deposit provisions must comply with sections 212 to 215 of the Housing Act 2004. The agreement should confirm the deposit amount (subject to the Tenant Fees Act 2019 cap), the government-approved protection scheme, and the landlord’s obligation to protect the deposit and serve the prescribed information within 30 days of receipt.
The landlord’s statutory obligations should be set out: the covenant for quiet enjoyment, repair obligations under section 11 of the Landlord and Tenant Act 1985, the Gas Safety Certificate requirement, the EICR requirement, the EPC requirement, and the obligation to provide the How to Rent guide. These are not merely best practice; breach of many of them carries civil and criminal sanctions and may prevent the landlord from serving a valid possession notice.
The tenant’s obligations should cover rent payment, proper use of the property, care and maintenance obligations, restrictions on alterations, and compliance with the smoking and pets policies. The subletting clause must address whether the tenant may take in lodgers or sublet, and on what terms.
The termination clause must set out the notice periods for both parties. The tenant’s notice period is typically one calendar month; the landlord’s notice period depends on the applicable statutory regime and the ground for possession relied upon. From 1 May 2026, the Renters’ Rights Act 2025 will require landlords to use section 8 grounds for all possession claims, with notice periods ranging from two weeks to four months depending on the ground.
A governing law clause confirming England and Wales as the applicable jurisdiction, an exclusion of the Contracts (Rights of Third Parties) Act 1999, and a severability clause round out the essential terms of a strong and compliant Periodic Tenancy Agreement. The forms-legal.com Periodic Tenancy Agreement — Rolling Month-to-Month (England & Wales) template covers the mandatory elements under Landlord and Tenant Act 1985.
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Forms Legal. (2026). Periodic Tenancy Agreement — Rolling Month-to-Month (England & Wales) (United Kingdom) [Legal document template]. Forms Legal. https://forms-legal.com/uk/real-estate/leases/periodic-tenancy-agreement-england-wales
"Periodic Tenancy Agreement — Rolling Month-to-Month (England & Wales) (United Kingdom)." Forms Legal, 2026, https://forms-legal.com/uk/real-estate/leases/periodic-tenancy-agreement-england-wales.
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year = {2026},
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Frequently Asked Questions
A periodic tenancy in England and Wales is a tenancy that runs from period to period (typically month to month) without a fixed end date. It continues automatically at the end of each period until either the landlord or the tenant serves valid notice to terminate. A periodic tenancy can arise in two ways: as a contractual periodic tenancy (where the parties agree from the outset to a rolling tenancy without a fixed term) or as a statutory periodic tenancy (which arises automatically under section 5(2) of the Housing Act 1988 when a fixed-term assured shorthold tenancy expires without renewal). A periodic tenancy Agreement documents a contractual periodic tenancy from the start. It gives both parties flexibility: the tenant can give notice and leave relatively quickly (typically with one month’s notice), and the landlord is not locked into providing accommodation for a fixed period. The main differences from a fixed-term AST are that neither party is bound to the other for a minimum period (unless a minimum term is inserted), and the Rent Act protections applicable to long fixed terms do not apply. For most practical purposes, the statutory framework governing periodic tenancies and fixed-term ASTs under the Housing Act 1988 is the same, particularly in relation to deposit protection, landlord repair obligations, and the grounds for possession under section 8.
The Renters’ Rights Act 2025, expected to take effect on 1 May 2026, fundamentally reforms the residential private rented sector in England. It abolishes assured shorthold tenancies, converting all existing and future ASTs (both fixed-term and periodic) into assured periodic tenancies governed by the reformed section 1 of the Housing Act 1988. The Act abolishes section 21 no-fault evictions, meaning landlords will no longer be able to serve a section 21 notice to recover possession without establishing a statutory ground. Instead, all possession claims must be based on one of the mandatory or discretionary grounds in the reformed Schedule 2 to the Housing Act 1988. New grounds are introduced, including a ground for landlords wishing to sell the property or move into it themselves, which are subject to minimum notice periods and cannot be used within the first 12 months of the tenancy. The Act also introduces a new private rented sector database and a landlord ombudsman scheme. Periodic tenancies created before 1 May 2026 will automatically become assured periodic tenancies on that date, with the same terms otherwise.
Under the common law and the Housing Act 1988, a tenant wishing to end a periodic tenancy must give at least one period’s notice expiring at the end of a rental period. For a monthly periodic tenancy, this means at least one calendar month’s written notice, expiring on the last day of a rental period (or, in a strict common law sense, the day before the rent date). In practice, many periodic tenancy agreements specify a particular notice period (such as one calendar month) and state that the notice may expire on any day rather than strictly on the rent payment date; such provisions are effective as a matter of contract. There is no prescribed form for a tenant’s notice to quit, but it must be in writing and clearly identify the property and the intended end date. The Renters’ Rights Act 2025 is expected to introduce a minimum two-month notice period for tenants from 1 May 2026, though the final detail will depend on the secondary legislation made under the Act. Tenants should check their tenancy agreement and seek up-to-date legal advice before serving notice.
The deposit protection obligations for a periodic tenancy in England and Wales are the same as for a fixed-term AST. Under sections 212 to 215 of the Housing Act 2004 and the Tenancy Deposit Schemes (England and Wales) Regulations 2007, the landlord must protect the deposit in a government-approved scheme (Deposit Protection Service, MyDeposits, or Tenancy Deposit Scheme) within 30 days of receiving it, and must provide the prescribed information to the tenant within the same period. The deposit cap under the Tenant Fees Act 2019 applies: for an annual rent under £50,000, the maximum deposit is five weeks’ rent; for an annual rent of £50,000 or more, the maximum is six weeks’ rent. A landlord who fails to protect the deposit, or who fails to serve the prescribed information within 30 days, may be ordered by the court to pay the tenant up to three times the deposit amount and will be unable to serve a valid section 21 notice (where this remains applicable before 1 May 2026). When the tenancy ends, the deposit must be returned within 10 days of agreement of the deductions or the final adjudication.
Yes, but the procedure is regulated. Under section 13 of the Housing Act 1988, a landlord can increase rent on a periodic tenancy by serving a section 13 notice (Form 4) on the tenant, proposing a new rent to take effect at the start of a new period of the tenancy. The notice must be served at least one rental period before the proposed increase takes effect (so at least one month’s notice for a monthly periodic tenancy). If the tenant disputes the proposed increase, they may apply to the First-tier Tribunal (Property Chamber) within one month of receiving the notice. The Tribunal will determine the open market rent for the property. If no application is made, the new rent takes effect on the date specified in the notice. Landlords are limited to one rent increase per year under section 13. The landlord and tenant may also agree a rent increase by a written variation without following the section 13 procedure, provided the variation is genuinely consensual and no prohibited fee is charged to the tenant under the Tenant Fees Act 2019. The Renters’ Rights Act 2025 is expected to maintain the section 13 framework but with enhanced Tribunal oversight of rent levels.
This template is provided for informational purposes only and does not constitute legal advice. Laws vary by jurisdiction and change over time. Consult a qualified attorney for advice specific to your situation.Full disclaimer
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