If your fixed-term tenancy has come to an end, or you are looking for more flexible renting arrangements, you may have heard the term rolling contract.
But what exactly is a rolling contract, how does it work, and what does it mean for your rights as a tenant?
This guide explains everything you need to know, including how the Renters’ Rights Act 2025 has made rolling contracts the new standard for private renters across England.
What Is a Rolling Contract? A Simple Definition
A rolling contract for renting is a tenancy agreement with no fixed end date. Instead of running for a set period such as 6 or 12 months, a rolling contract continues automatically from one rent period to the next until either the tenant or the landlord takes steps to end it through the correct legal process.
Rolling contracts are also commonly known as periodic tenancies or month-to-month tenancies. They offer flexibility for both tenants and landlords, but they also come with specific rules about how notice must be given when either party wishes to end the arrangement.
From 1 May 2026, under the Renters’ Rights Act 2025, all private assured tenancies in England automatically became rolling contracts. Fixed-term tenancy agreements no longer exist in law for the private rented sector.
How Does a Rolling Contract Work?
Under a rolling contract, the tenancy renews automatically at the end of each rent period. For most tenants who pay rent monthly, this means the contract rolls over on a monthly basis. If you pay rent weekly or fortnightly, the rolling period may reflect that instead.
There is no need for either party to sign a new agreement at the end of each period. The original tenancy agreement continues to apply, including all of its terms and conditions, with the exception of any clauses that have been made unenforceable by the Renters’ Rights Act 2025.
The tenancy will continue on this rolling basis until one of the following happens:
- The tenant gives the landlord at least 2 months’ written notice to end the tenancy
- The landlord serves a valid Section 8 notice citing a legally recognised ground for possession and obtains a court possession order
- Both parties mutually agree to end the tenancy on an agreed date
Rolling Contracts and the Renters’ Rights Act 2025
The Renters’ Rights Act 2025, which came into force on 1 May 2026, made rolling contracts the legal default for all private assured tenancies in England. Before this date, many tenants began their tenancy with a fixed-term agreement and then moved onto a rolling contract once the fixed term expired. That distinction no longer exists. You can read the full Act on the UK legislation website.
Under the new law:
- All assured tenancies are now Assured Periodic Tenancies, which are rolling contracts by definition
- Any fixed end date written into an existing tenancy agreement ceased to have legal effect from 1 May 2026
- Landlords can no longer use Section 21 no-fault evictions to end a rolling contract
- Tenants on rolling contracts have the same full legal protections as those on any other form of assured tenancy
Even if your tenancy agreement still refers to a fixed term or an end date, that end date no longer applies. Your tenancy is now a rolling contract under the Renters’ Rights Act, regardless of what the original agreement says.
Rolling Contract vs Fixed-Term Tenancy: What Is the Difference?
To understand rolling contracts fully, it helps to compare them with fixed-term tenancies, which were the dominant form of private rental agreement in England before May 2026.
Fixed-Term Tenancy
A fixed-term tenancy had a set start date and a set end date, typically 6 or 12 months. During the fixed term, neither the landlord nor the tenant could usually end the tenancy early unless a break clause had been included in the agreement. At the end of the fixed term, the tenancy would either be renewed with a new agreement or would roll over automatically into a periodic tenancy.
Fixed-term tenancies gave landlords certainty but left many tenants feeling insecure, particularly as the end of the term approached. They no longer exist in English private rental law as of May 2026.
Rolling Contract (Periodic Tenancy)
A rolling contract has no set end date. It continues automatically until ended through the proper legal process. Under the current law, rolling contracts offer tenants significantly greater security because a landlord cannot simply decline to renew the contract at the end of a term. They must have a legally valid reason to seek possession.
Rolling contracts also offer tenants more flexibility: you can choose to leave at any time by giving the required notice, without being tied to a fixed period.
How Much Notice Do You Need to Give on a Rolling Contract?
One of the most common questions about rolling contracts is how much notice is required. The answer depends on whether it is the tenant or the landlord giving notice.
Notice Required from the Tenant
If you want to end your rolling contract, you must give your landlord at least 2 months’ written notice. The notice must:
- Be given in writing, for example by letter or email
- Give at least 2 months’ notice
- End on a day when rent is due, or the day before rent is due
You may agree a shorter notice period with your landlord in writing, provided all tenants named on the agreement also consent.
Notice Required from the Landlord
Under the Renters’ Rights Act, a landlord cannot simply give you notice to leave on a rolling contract without a legal reason. They must serve a Section 8 notice citing one or more of the grounds for possession set out in Schedule 2 of the Housing Act 1988. The amount of notice required varies depending on which ground is being used.
If you have not left by the end of the notice period, the landlord must apply to the court for a possession order. You will have the opportunity to challenge the eviction at court.
Free legal support is available through the Housing Loss Prevention Advice Service if you are facing a possession hearing.
Can a Landlord End a Rolling Contract Without Reason?
No. This is one of the most important protections introduced by the Renters’ Rights Act 2025. Before May 2026, landlords could end a rolling contract simply by serving a Section 21 notice, with no reason required. This is now unlawful.
A landlord can only end a rolling contract by demonstrating a valid legal ground for possession. The main grounds include:
- The tenant has not paid rent on time
- The tenant or household members have committed antisocial behaviour
- The tenant has failed to take proper care of the property
- The landlord wishes to sell the property (not permitted in the first 12 months of the tenancy)
- The landlord or a close family member wishes to move into the property (not permitted in the first 12 months of the tenancy)
- The tenancy was connected to the tenant’s employment or was for temporary accommodation
A full list of grounds for possession is available on GOV.UK.
What Are the Benefits of a Rolling Contract for Tenants?
Rolling contracts offer a number of significant advantages for tenants, particularly under the stronger legal framework introduced by the Renters’ Rights Act:
Greater Security of Tenure
Because a landlord cannot end a rolling contract without a valid legal reason, tenants have genuine long-term security in their homes. You cannot be asked to leave simply because your fixed term has ended or because the landlord has found a tenant willing to pay more.
Flexibility to Leave When You Need To
A rolling contract allows you to end your tenancy at any point by giving 2 months’ notice. You are not locked into a fixed period, which means you can move for work, family, or personal reasons without being liable for rent for the remainder of a fixed term.
No Renewal Fees
Under the Tenant Fees Act 2019, tenants cannot be charged fees for renewing or extending a tenancy. With rolling contracts now the legal default, there is no renewal process and therefore no opportunity for agents or landlords to charge renewal-related fees.
Protection Against No-Fault Eviction
On a rolling contract under the Renters’ Rights Act, you cannot be evicted without cause. This means you can report repairs, request a pet, or exercise other legal rights without fear of being served a no-fault eviction notice in response.
What Are the Potential Drawbacks of a Rolling Contract?
While rolling contracts offer significant benefits, there are some considerations to be aware of:
Less Certainty About the Future
Although a landlord cannot evict you without a legal reason, circumstances can change. If a landlord decides to sell the property or needs it back for a family member, they can seek possession through the proper process after the first 12 months. This means rolling contracts do not provide absolute permanence, though they do provide meaningful protection.
Rent Can Be Increased Once Per Year
On a rolling contract, your landlord can propose a rent increase once every 12 months, with at least 2 months’ written notice using Form 4A. While you can challenge any increase you consider above market rate at the First-tier Tribunal, the possibility of annual increases is something to factor into your longer-term budget planning.
Rolling Contracts and Rent Increases
Under the Renters’ Rights Act, landlords on rolling contracts must use the statutory process in Section 13 of the Housing Act 1988 to increase rent. This means:
- Rent can only be increased once in any 12-month period
- The landlord must give at least 2 months’ written notice using the official Form 4A
- The proposed increase cannot exceed the open market rent for the property
- Tenants who believe the increase is above market rate can challenge it at the First-tier Tribunal at no cost
Any rent review clauses that were included in your original tenancy agreement cannot be used on a rolling contract after 1 May 2026. The Section 13 process is the only lawful mechanism for increasing rent.
Rolling Contracts: Your Rights at a Glance
- All private assured tenancies in England are now rolling contracts from 1 May 2026
- Your tenancy continues automatically each month until properly ended
- You must give at least 2 months’ written notice to end your rolling contract
- Your landlord cannot end your rolling contract without a legally valid ground for possession
- Section 21 no-fault evictions are abolished and cannot be used on rolling contracts
- Rent can only be increased once per year with 2 months’ formal written notice
- You have the right to request a pet, which your landlord cannot unreasonably refuse
- You are protected from eviction on grounds of sale or landlord occupation for the first 12 months
Where to Get Help
If you have questions about your rolling contract or your rights as a tenant, the following free resources can help:
- GOV.UK private renting guidance: https://www.gov.uk/private-renting
- Shelter England (free housing advice): https://england.shelter.org.uk
- Citizens Advice (free legal and housing guidance): https://www.citizensadvice.org.uk
- Housing Loss Prevention Advice Service (free legal help if facing eviction): https://www.gov.uk/guidance/legal-aid-for-possession-proceedings
Final Thoughts
A rolling contract is now the standard form of private rental agreement in England, following the introduction of the Renters’ Rights Act 2025. Far from being a cause for concern, rolling contracts under the new legal framework offer tenants greater security, more flexibility, and stronger protections than the old fixed-term system ever did.
Understanding how your rolling contract works, what notice you need to give, and what your landlord can and cannot do is the best way to make sure you are in control of your tenancy. If you are ever unsure about your rights, do not hesitate to seek advice.
Have questions about your rolling contract or your rights as a tenant?
Contend is an AI-powered legal platform built to help renters in England understand their rights in plain English, with no jargon and no expensive solicitor fees. Whether you want to understand your rolling contract, check whether your landlord is acting lawfully, or get guidance on a notice to leave, Contend gives you clear, reliable answers in minutes.
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