A periodic tenancy — sometimes called a “rolling tenancy” — is one without a fixed end date. The arrangement renews period by period (usually monthly) until either side ends it. Most ASTs end up here automatically after the initial fixed term, and under the Renters' Rights Act 2024 all new private tenancies in England are periodic from day one.
The rent on a periodic tenancy doesn't move freely. There are specific rules about how, when, and how often it can change.
What a periodic tenancy is
Two flavours, sometimes mixed up:
- Statutory periodic — created automatically when a fixed-term tenancy ends and you stay on. No new contract is needed.
- Contractual periodic — a tenancy that's rolling from the start by agreement.
Both work the same way for rent-increase purposes. Under the RRA 2024, all new private tenancies are contractual periodic by default — fixed-term ASTs have been phased out for new lets.
The rules in summary
On a periodic tenancy, your landlord can raise the rent by:
- Serving a valid Section 13 notice, or
- Getting your agreement to a new rent, or
- Operating a rent review clause in the agreement (rare and often unenforceable).
Outside of those three routes, the landlord cannot unilaterally impose a higher rent. An email saying “the rent is going up” with no Section 13 form attached and no agreement from you doesn't take effect.
The Section 13 route
The statutory route, with strict rules:
- Must be on the prescribed form (currently “Form 4” on gov.uk).
- Must give at least 2 months' notice (RRA 2024 requirement).
- Can only be used once in any 12-month period.
- The new rent must start at the beginning of a rental period.
- You can refer the proposed rent to the First-tier Tribunal before the start date — and under the RRA 2024 the tribunal can only confirm or lower the figure, never raise it.
Read more in our guides to what a Section 13 notice contains and how to challenge one at the tribunal.
Increase by agreement
Your landlord can ask you to agree to a higher rent at any time. If you sign a new agreement (or accept it in writing), the new rent takes effect from the date you agreed.
Things to bear in mind:
- You don't have to agree. If you say no, the landlord's only enforceable route is Section 13.
- Agreement to a new fixed term is irreversible until the end of that term. Don't sign a 12-month renewal at a rent you're not comfortable paying just to keep the peace.
- Negotiate. Most landlords expect a counter on any proposed increase. See our negotiation playbook.
Rent review clauses
Some tenancy agreements contain a clause specifying how rent will change over time — typically tied to CPI, RPI or a fixed percentage. Two things to know:
- They're uncommon on residential lets and some are unenforceable under unfair-terms rules if they allow large increases or are tilted heavily in the landlord's favour.
- If the clause sets a method, that method must be followed exactly. A clause saying “CPI plus 2%” with no notice provisions doesn't allow the landlord to impose a higher figure without writing to you with the calculation.
If your agreement has a rent review clause and the landlord wants to use it, ask for the calculation in writing and check it carefully. Get advice from Shelter if you're unsure whether the clause is enforceable.
What the RRA 2024 changed
The Renters' Rights Act 2024 reshaped the periodic-tenancy landscape:
- All new tenancies are periodic. Fixed-term ASTs have been phased out for new lets. Existing fixed-term tenancies still run their course.
- Section 13 notice extended to 2 months (from 1 month).
- Section 13 once per 12 months. Previously the minimum gap between increases was the notice period, which allowed two increases a year in some cases.
- Tribunal can't exceed the proposed rent. Previously they could substitute a higher figure — that risk to the tenant is gone.
- No more no-fault eviction. Section 21 has been abolished. There's no longer a retaliation route for refusing an increase.
Frequently asked questions
What is a periodic tenancy?
A tenancy with no fixed end date — typically running on a monthly basis. Most ASTs roll into a 'statutory periodic tenancy' once the initial fixed term ends, unless the tenant signs a new fixed-term agreement. Under the Renters' Rights Act 2024, all new private tenancies are periodic from the start.
How often can a landlord raise rent on a periodic tenancy?
Section 13 (the statutory route) can only be used once in any 12-month period. So even on a rolling tenancy, you should expect at most one increase a year via formal notice. Outside Section 13, any other route requires your agreement.
Does my landlord have to use Section 13?
If they want to impose a higher rent without your agreement, yes — for most periodic tenancies. They can always propose a higher rent informally, but you don't have to accept. The only enforceable route to a unilateral increase is Section 13 (or a valid rent review clause, but those are rare on residential lets).
Can I be evicted for refusing a rent increase?
Section 21 'no-fault' eviction has been abolished under the Renters' Rights Act 2024. The landlord must now rely on specific grounds in Section 8, and refusing a rent increase isn't one of them. There's no longer a meaningful retaliation route for declining an increase.
What's a 'rental period' and why does it matter?
It's the period your rent is paid for — usually one month. Section 13 requires the new rent to start at the beginning of a rental period (so if you pay on the 1st, a Section 13 increase has to start on a 1st). A notice that starts mid-period is defective.