This calculator works out the end date of your fixed-term tenancy and tells you what happens next. Under the Renters' Rights Act 2025, fixed-term tenancies that started before 1 May 2026 run to their contracted end date. When that date passes, the tenancy becomes a periodic tenancy automatically. You do not need to sign a new agreement.
This tool covers England only. Tenancy law in Scotland is governed by the Private Housing (Tenancies) (Scotland) Act 2016. Wales has separate provisions under the Renting Homes (Wales) Act 2016.
How to use this tool
n- Enter your tenancy start date in DD/MM/YYYY format.
- Select the tenancy length (6 months, 12 months, 18 months, or 24 months).
- Your fixed term end date and the date from which the tenancy becomes periodic will appear automatically.
Understanding your results
If your fixed term is still active
Your tenancy runs until the end date shown. You cannot give notice to leave before that date unless your agreement includes a break clause or your landlord agrees to an early surrender. Both would need to be handled outside this tool.
If your fixed term has already passed
Your tenancy automatically became a periodic tenancy on the day after your fixed term ended. You do not need to do anything to confirm this. You are already a periodic tenant and your rights under the Renters' Rights Act 2025 apply in full.
For notice
As a periodic tenant, you must give your landlord at least 2 months' written notice. Your notice period must expire on your rent payment date. The earliest valid move-out date shown in your results accounts for this requirement.
Legal context
The Renters' Rights Act 2025 came into force on 1 May 2026 in England. It abolished fixed-term assured shorthold tenancies (ASTs) for all new tenancies from that date. An AST is a type of tenancy agreement used for most private rented homes in England.
Tenancies signed before 1 May 2026 are subject to transitional rules under Schedule 1 of the Act. They continue as fixed-term tenancies until the contractual end date, at which point they automatically become periodic assured tenancies. Landlords cannot require tenants to sign a new fixed-term from May 2026 onwards.
If your tenancy started on or after 1 May 2026, your tenancy is periodic from the start. Fixed terms are not permitted for new tenancies from that date. If your agreement includes a fixed term and it started after 1 May 2026, re-check your agreement with your landlord or seek advice from Citizens Advice or Shelter England.
Under the Housing Act 1988, as modified by the Renters' Rights Act 2025, periodic tenants in England must give their landlord at least 2 months' written notice to end their tenancy. Notice must be given in writing and must expire on a rent payment date.
Related tools
- Notice Period Calculator — work out how much notice you need to give and when your notice period expires
- Break Clause Calculator — check whether a break clause applies to your tenancy and when it can be used
- Moving Cost Estimator — estimate what a move will cost before you give notice
- Deposit Cap Calculator — check whether your deposit is within the legal limit under the Tenant Fees Act 2019
Save your results by creating a free account. You can return to your saved calculations at any time.
Frequently asked questions
What happens when my fixed-term tenancy ends?
When a fixed-term assured tenancy ends in England, it automatically becomes a statutory periodic tenancy unless either party has given notice to end it. No new agreement is required. You remain entitled to stay in the property on the same terms as the original tenancy, with the rent period rolling on a monthly or weekly basis depending on how rent was paid.
What is a statutory periodic tenancy?
A statutory periodic tenancy is created automatically by law under the Housing Act 1988 when a fixed-term assured tenancy ends without a new agreement being signed. The periods of the tenancy correspond to the rent payment periods. If rent is paid monthly, the tenancy runs month to month. The terms of the original tenancy continue to apply.
Can a landlord refuse to let a tenancy continue as periodic?
Under the Renters’ Rights Act 2025, landlords in England cannot require tenants to vacate simply because the fixed term has ended. From 1 May 2026, all assured tenancies are periodic from the outset for new agreements. For tenancies started before that date, the fixed term runs to its contractual end and then becomes periodic. The landlord can only end the tenancy by serving a valid Section 8 notice and citing a statutory ground for possession.
How much notice must a tenant give on a periodic tenancy?
From 1 May 2026, renters on periodic assured tenancies in England must give at least 2 months’ written notice to end their tenancy. Notice must expire on a rent payment date. On a monthly periodic tenancy, if you give notice on the 10th, your earliest valid move-out date is the rent payment date at least 2 months later.
Are new fixed-term tenancies still available after 1 May 2026?
No. The Renters’ Rights Act 2025 prohibits new fixed-term assured tenancies in England from 1 May 2026. All new assured tenancies must be periodic from the start. If a landlord offers a new fixed-term agreement dated on or after 1 May 2026, the fixed-term element is not legally enforceable and the tenancy is treated as periodic.
What is the difference between a break clause and a tenancy end date?
A tenancy end date is the contracted expiry of a fixed term. A break clause is a separate contractual term that allows one or both parties to end the tenancy early, before the end date, by giving notice. The two operate independently. If your tenancy has no break clause, you cannot exit the fixed term early without the landlord’s agreement. The break clause calculator on this site covers break clause dates separately.
Can a tenant surrender a tenancy before the end date?
Yes, if the landlord agrees. Surrender is a mutual agreement between tenant and landlord to end the tenancy early. It must be agreed in writing. The landlord is not obliged to accept a surrender. Some landlords may agree in exchange for covering re-letting costs. If the landlord refuses, the tenant remains bound by the fixed-term contract until the end date.
What rights does a landlord have when the fixed term expires?
When the fixed term ends and the tenancy becomes periodic, the landlord’s rights are the same as for any periodic assured tenancy. They cannot end the tenancy without a valid Section 8 notice citing a statutory ground. Grounds include rent arrears, breach of tenancy terms, the landlord needing the property back for personal use, and others listed in Schedule 2 of the Housing Act 1988 as amended by the Renters’ Rights Act 2025.
Does the lease end date calculator apply to commercial leases?
No. This tool covers residential assured tenancies in England under the Housing Act 1988 and the Renters’ Rights Act 2025. Commercial leases are governed by entirely different law, including the Landlord and Tenant Act 1954. If you have a commercial lease, seek specialist commercial property advice.
Does this calculator apply to Scotland and Wales?
No. This tool covers England only. Scotland operates under the Private Housing (Tenancies) (Scotland) Act 2016, which abolished fixed-term private residential tenancies in 2017. Wales has separate provisions under the Renting Homes (Wales) Act 2016. If your tenancy is in Scotland or Wales, seek advice through the relevant national housing charity or Citizens Advice bureau.