What Happens to a Rent Increase When Your Fixed-Term Tenancy Ends?

Your 12-month tenancy has come to an end. You have not signed a new agreement, but you are still living in the property and paying rent. Then a letter arrives from your landlord proposing a rent increase. Is this allowed? Does the old agreement still protect you? And what happened to your tenancy in the meantime?

These are some of the most common questions renters ask, and the answers are more straightforward than you might expect. Understanding the transition from a fixed-term to a periodic tenancy -- and what it means for rent increases -- puts you in a much stronger position.

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Key takeaways

• When a fixed-term tenancy ends and you stay in the property without signing a new agreement, you automatically roll onto a statutory periodic tenancy on the same terms
• On a periodic tenancy, your landlord must use a valid Section 13 notice (Housing Act 1988) to propose a rent increase -- informal requests or emails are not enough
• A rent increase proposed during your fixed term cannot carry over into the periodic tenancy unless it was validly served and took effect before the fixed term ended
• The notice period for a Section 13 increase on a monthly periodic tenancy is one month, and the new rent cannot take effect sooner than 12 months after your last rent change
• From 1 May 2026, the Renters' Rights Act 2025 introduces Form 4A as the required notice form and removes the tribunal's ability to set rent higher than proposed

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What is a statutory periodic tenancy?

When your fixed-term tenancy reaches its end date and you do not sign a new agreement, the tenancy does not simply disappear. Instead, it automatically converts to what is called a statutory periodic tenancy (Housing Act 1988, Section 5). This happens by operation of law -- neither you nor your landlord needs to do anything for it to take effect.

A statutory periodic tenancy runs on a rolling basis, period by period. The period matches how often you pay rent. If you pay monthly, you have a monthly periodic tenancy. If you pay weekly, it is weekly.

The crucial point is that all the other terms of your original tenancy agreement continue to apply. Your rent stays the same. Your obligations remain the same. The only thing that changes is that the tenancy no longer has a fixed end date -- it continues until either you or your landlord takes steps to end it through the proper legal process.

Some landlords create a contractual periodic tenancy by including a clause in the original agreement that says the tenancy will become periodic after the fixed term. The practical difference is minor for most renters, but the legal distinction can matter when it comes to how rent increases and notices work. If you are unsure which type you have, check the wording of your tenancy agreement.

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How can your landlord increase rent on a periodic tenancy?

Once you are on a periodic tenancy -- whether statutory or contractual -- your landlord has one main legal route to increase your rent: a Section 13 notice under the Housing Act 1988.

This is a formal written notice using a prescribed form (currently Form 4, or Form 4A from 1 May 2026 under the Renters' Rights Act 2025). The notice must state the proposed new rent, the date it takes effect, and your right to challenge it at the First-tier Tribunal.

There are strict rules:

• Notice period: For a monthly periodic tenancy, the landlord must give at least one month's notice. For a yearly tenancy, at least six months. The notice must expire at the end of a tenancy period.
• Frequency: The landlord can only increase the rent once every 12 months. The new rent cannot take effect less than 12 months after the last increase (or, if there has been no previous increase, 12 months after the start of the tenancy).
• Correct form: The notice must use the correct prescribed form. A notice on the wrong form, or a simple letter or email from the landlord, is not a valid Section 13 notice.

If any of these requirements are not met, the notice is invalid and has no legal effect. You can learn more about the specific requirements in our guide on what makes a Section 13 notice invalid.

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Does a rent increase from the fixed term carry over?

This is where things can get confusing. There are a few scenarios:

Scenario 1: The increase took effect during the fixed term. If your tenancy agreement contained a rent review clause and the landlord validly increased the rent during the fixed term, that increased rent carries forward into the periodic tenancy. It becomes your new baseline rent.

Scenario 2: A Section 13 notice was served during the fixed term. A Section 13 notice cannot be used to increase rent during a fixed-term tenancy. It only applies to periodic tenancies (Housing Act 1988, Section 13(2)). If your landlord served a Section 13 notice while your fixed term was still running, that notice is invalid -- even if the proposed start date for the increase falls after the fixed term ends. The landlord would need to serve a fresh notice once the periodic tenancy has begun.

Scenario 3: The landlord asked you to agree to a higher rent. If your landlord informally asked you to pay more during the fixed term and you agreed (perhaps in writing or by simply paying the higher amount), the position depends on whether that agreement amounts to a variation of the tenancy terms. This is a grey area. If you are in this situation and are now questioning whether that increase was valid, it is worth checking your notice with RentSOS or seeking advice.

Scenario 4: The landlord serves a Section 13 notice as the fixed term ends. Some landlords time the notice to take effect on the day after the fixed term ends. For this to be valid, the notice must be served during the periodic tenancy (or at the very earliest, so that it takes effect on the first day of the periodic tenancy) and must meet all the standard Section 13 requirements. The timing can be tricky and is a common source of invalid notices.

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What if your landlord increases rent at the same time as the tenancy type changes?

A common tactic is for a landlord to contact you as your fixed term approaches its end date and say something like: "Your tenancy is ending. The new rent will be X from next month."

This is not how it works. The transition from a fixed-term to a periodic tenancy does not give the landlord an automatic right to change the rent. The rent remains at the level set in the original agreement until a valid Section 13 notice takes effect.

If your landlord has simply told you the rent is increasing -- without serving a proper Section 13 notice -- that increase is not legally binding. You are within your rights to continue paying the original rent.

Some landlords may offer a new fixed-term tenancy agreement at a higher rent as an alternative. You are not obliged to sign it. If you decline, you continue on the statutory periodic tenancy at your existing rent. The landlord would then need to follow the Section 13 process to propose any increase. Our guide on whether you can refuse a rent increase covers your options in more detail.

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Signing a new fixed-term agreement vs staying periodic

When your fixed term ends, your landlord may offer a new fixed-term tenancy, often at a higher rent. You have a genuine choice here, and it is worth understanding the trade-offs.

Staying on a periodic tenancy means your rent stays the same until a valid Section 13 notice takes effect. You have the right to challenge any proposed increase at the First-tier Tribunal. You also have flexibility to leave with one month's notice (for a monthly periodic tenancy).

Signing a new fixed-term agreement locks in a rent for the duration of the new term, which gives certainty. But if the new rent is higher than market rate, you are committing to pay it for the entire fixed term with no right to challenge it at tribunal (Section 13 does not apply during a fixed term).

Neither option is inherently better -- it depends on your circumstances. But you should never feel pressured into signing a new agreement at a rent you cannot afford or believe is above market rate, simply because your landlord says you have to. You can check what a reasonable rent looks like for your property at RentSOS before deciding.

It is also worth knowing that some letting agents will tell you that you "must" sign a new agreement or face eviction. Under current rules, a landlord can serve a Section 21 notice on a periodic tenancy, but this does not mean you have to accept a new fixed term at a higher rent to avoid it. From 1 May 2026, Section 21 is abolished entirely, making this pressure tactic a thing of the past.

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Common mistakes landlords make during the transition

The point where a fixed term becomes a periodic tenancy is one of the most common moments for landlords to get the process wrong. Here are the mistakes we see most often:

Serving the notice too early. A Section 13 notice served during the fixed term is invalid, even if the proposed start date for the increase falls after the fixed term ends. The landlord must wait until the periodic tenancy has begun before serving the notice. This catches out many landlords and agents who try to get ahead of the process.

Using an informal letter instead of the prescribed form. A rent increase on a periodic tenancy must be proposed using a Section 13 notice on the correct form. An email, a text message, or a letter on the letting agent's headed paper is not sufficient, no matter how clearly it states the new rent and start date. Our guide on rent increase rules in England explains the formal requirements in detail.

Getting the notice period wrong. For a monthly periodic tenancy, the Section 13 notice must give at least one month's notice, and the increase must take effect at the beginning of a tenancy period. Landlords sometimes calculate this incorrectly, particularly when the periodic tenancy starts on a different day of the month to the original fixed-term start date.

Trying to increase rent within 12 months. If your fixed-term tenancy included a valid rent increase (through a rent review clause), the landlord cannot use Section 13 to increase rent again until 12 months after that last change. Some landlords overlook this, particularly when the fixed term was short.

Any of these mistakes can make the proposed increase invalid. If something does not look right, it is worth checking. You can run your notice through the free RentSOS check to identify issues quickly.

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Changes from 1 May 2026

The Renters' Rights Act 2025 takes effect on 1 May 2026 and makes several changes that are relevant to the fixed-term to periodic transition:

• Section 21 is abolished. Landlords will no longer be able to issue no-fault eviction notices. This removes a significant concern for renters who worry about challenging rent increases on a periodic tenancy.
• Form 4A replaces Form 4. All Section 13 notices served after 1 May 2026 must use the new prescribed form. Notices on the old form will be invalid.
• The tribunal cannot set rent higher than proposed. This was already rarely done in practice, but the new Act makes it a firm rule, removing any remaining risk for renters who apply to the tribunal.
• No backdating of tribunal decisions. Under the new rules, a tribunal determination takes effect from the date of the decision, not the date in the Section 13 notice. This changes the calculation for renters who have been overpaying.

You can read more about the full set of changes in our Renters' Rights Act guide.

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What to do right now

If your fixed-term tenancy has ended (or is about to end) and your landlord is proposing a rent increase:

1. Check your tenancy type. Confirm whether you are on a statutory periodic tenancy or whether you signed a new agreement. This determines which rules apply.
2. Check the Section 13 notice. If your landlord has served one, make sure it uses the correct form, gives the correct notice period, and takes effect on the right date. You can run a free check at RentSOS in a couple of minutes.
3. Do not pay the increased amount automatically. If the notice is invalid, you are not obliged to pay the higher figure. Continue paying your current rent until a valid increase takes effect.
4. Know your right to challenge. Even if the notice is valid, you can apply to the First-tier Tribunal if you believe the proposed rent is above market rate. Our tribunal guide walks you through the process.

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Frequently asked questions

Q: Does my tenancy agreement end when the fixed term expires?

No. If you continue living in the property and paying rent, your tenancy automatically becomes a statutory periodic tenancy under Section 5 of the Housing Act 1988. All the terms of your original agreement continue to apply. Your landlord cannot ask you to leave simply because the fixed term has ended -- they would need to follow the proper legal process to end the tenancy.

Q: Can my landlord refuse to accept my rent at the old rate?

Your landlord cannot refuse to accept rent at the legally correct rate. If no valid rent increase has taken effect, the original rent remains the amount due. If your landlord refuses your payment, keep records of your attempts to pay and seek advice. Refusing to accept lawfully owed rent does not put you in arrears.

Q: How long does a periodic tenancy last?

A periodic tenancy continues indefinitely until either you or your landlord ends it through the proper legal process. For you as the tenant, this usually means giving one month's written notice (for a monthly periodic tenancy). For your landlord, they currently need to serve either a Section 21 notice or a Section 8 notice with valid grounds. From 1 May 2026, Section 21 is abolished and landlords will only be able to use Section 8 with specific grounds.

Q: Can my landlord increase rent more than once a year on a periodic tenancy?

No. Section 13 of the Housing Act 1988 limits rent increases to once every 12 months. The new rent cannot take effect less than 12 months after the last increase or the start of the tenancy. If your landlord tries to increase rent more frequently than this, the notice is invalid.

Q: What if I have been paying the increased rent without a valid notice?

If you have been paying a higher rent without a valid Section 13 notice having been served, you may have been overpaying. You can read our guide on claiming back overpaid rent for practical steps on how to check your position and recover any overpayment.