Understanding Fixed-Term and Rolling Rent Rules in England

If you’re renting in England, it’s important to know whether your tenancy is fixed-term or rolling (periodic)—the rules around rent, notice, and your protections can be quite different. Understanding what each type means will help you navigate changes, prevent disputes, and safeguard your home.

Key Differences Between Fixed-Term and Rolling Tenancies

Most renters in England have an assured shorthold tenancy (AST). These can be either:

• Fixed-term tenancies: Last for a set period, typically 6 or 12 months. Your rent and tenancy terms are locked in for this period.
• Rolling (periodic) tenancies: Automatically continue after the fixed-term ends, either on a week-by-week or month-by-month basis, often with the same terms as before.

The rules for rent increases, ending your tenancy, and your rights can vary depending on which type you have.

Rent Increase Rules: Fixed-Term vs. Rolling Tenancies

The law sets out strict rules for when and how landlords can raise your rent.

During a Fixed-Term Tenancy

• Your rent can only be increased if you agree, or if your tenancy agreement includes a rent review clause explaining exactly when and how your rent can rise.
• If you don’t agree, your landlord cannot force a rent increase until the fixed term ends.

If you receive a rent increase notice during this period, check your agreement and consider raising concerns with your landlord or seeking advice.

During a Rolling (Periodic) Tenancy

• Your landlord can increase the rent once per year, either by agreement or by serving you with a Section 13 notice using Form 4: Notice of a rent increase under an assured periodic tenancy of premises situated in England.
• Your landlord must give you at least one month’s notice (or six months for yearly tenancies).
• If you think the increase is unfair, you can challenge it (see below for steps).

This process is governed by the Housing Act 1988 Section 13.¹

Official Forms for Rent Changes

• Form 4: Notice of rent increase (Section 13 Notice)
• When to use: Your landlord must use this form to formally propose a rent increase in a rolling tenancy.
• How it works: Once you receive Form 4, you have the right to object if you think the new rent is too high.
• Download Form 4 and guidance (official site)

Challenging a Rent Increase

If you receive a Section 13 notice and feel the proposed rent is above similar properties nearby, you can apply to a tribunal:

• Apply to the First-tier Tribunal (Property Chamber – Residential Property) within the deadline specified on the notice (usually before the increase takes effect).
• The tribunal is impartial and will assess whether the rent is reasonable for your area.
• Learn more or apply online at the First-tier Tribunal (Property Chamber – Residential Property).

Notice Periods and Ending Your Tenancy

Notice periods can differ depending on your tenancy type:

• Fixed-term: You usually can’t be asked to leave until the term ends — unless there’s a break clause or you agree to surrender the tenancy early.
• Rolling: Landlords can end the tenancy using a Section 21 notice (no fault, two months’ notice) or a Section 8 notice (for specific reasons).
  • Your rights stay the same in a rolling tenancy and you don’t have to sign a new agreement unless you want to.

It's always best to read your tenancy agreement carefully and seek advice if unsure about your rights or obligations.

Summary: Fixed-Term vs. Rolling Rent Rules

The key points come down to when and how rent can rise, who can challenge it, and how notice periods work. Always consult the Housing Act 1988 for full details.

FAQs: Fixed-Term and Rolling Tenancy Rent Rules

1. Can my landlord increase the rent during a fixed-term tenancy?
   Not usually, unless your tenancy agreement allows it, or you agree to the change. Otherwise, rent is fixed until the term is over.
2. How do I challenge a rent increase in a rolling tenancy?
   If you receive an official Section 13 notice (Form 4), you can apply to the First-tier Tribunal (Property Chamber) to review if the proposed rent is fair.
3. What is a Section 13 notice?
   This is a formal notice (using Form 4) your landlord must use to propose a rent increase in a periodic (rolling) tenancy. You have the right to challenge it.
4. Do I have to sign a new agreement at the end of a fixed term?
   No. If you stay, your tenancy typically becomes rolling (periodic) automatically, unless you sign a new fixed-term agreement.
5. Does my landlord need to give notice before raising the rent?
   Yes—landlords must give at least one month's written notice (or six months for yearly tenancies) for periodic rent increases.

Conclusion: Key Takeaways for Renters

• Your rent can’t be increased during a fixed-term tenancy unless you agree or your agreement says so.
• Rent can be increased in a rolling tenancy only with proper notice and the correct form—and you have the right to challenge it.
• Always check your tenancy agreement and understand your notice periods for peace of mind.

Knowing your rights can help you stay in control and avoid disputes as your tenancy changes.

Need Help? Resources for Renters

• Official government guide for private renters in England
• Citizens Advice – Private Renting Information
• First-tier Tribunal (Property Chamber – Residential Property)
• Find your local council housing advice

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1. Housing Act 1988
2. Form 4: Notice of rent increase
3. First-tier Tribunal (Property Chamber – Residential Property)

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