England & Wales

Fixed Term Tenancy Agreement TemplateFixed Term Tenancy Agreement Template

Create a fixed term tenancy agreement for 6, 12, or 24 months. Set clear expectations with a legally compliant AST that protects both landlord and tenant.

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Fixed Term vs Periodic Tenancy

RECOMMENDED

Fixed Term Tenancy

Set end date (6, 12, 24 months)
Cannot be ended early without break clause
Rent guaranteed for the term
More security for both parties

Best for: Most tenancies, especially new lettings

Periodic Tenancy

Rolls month-to-month (no end date)
Either party can end with notice
More flexibility, less certainty
Becomes automatic after fixed term

Best for: Post fixed-term, flexible situations

Common Fixed Term Lengths

6 Months

Short-term flexibility

• New tenant trial period
• Uncertain future plans
• Corporate relocations

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Understanding Fixed Term Tenancy Agreements

A fixed term tenancy agreement is the most common type of residential letting in England and Wales. It provides both landlord and tenant with certainty: the landlord knows they'll receive rent for the agreed period, and the tenant knows they have secure housing for that time.

The fixed term is a contract period during which neither party can unilaterally end the tenancy (subject to serious breach provisions). This security distinguishes it from a periodic (rolling) tenancy where either party can give notice at any time.

How Fixed Term Tenancies Work

Start of Tenancy

Both parties sign the agreement specifying the fixed term length (e.g., 12 months from 1st March to 28th February). The tenant pays the deposit and first month's rent, and moves in.

During the Fixed Term

The tenancy runs for the agreed period. Rent is paid as agreed. Neither party can end early unless there's a break clause, serious breach, or mutual agreement.

End of Fixed Term

Options: sign a new fixed term, let it become periodic (rolling), or end the tenancy. No automatic termination — action must be taken to end.

Notice Requirements During Fixed Terms

The key feature of a fixed term is that notice rules are different from periodic tenancies:

Important: Section 21 Restrictions

Landlords cannot serve a Section 21 notice that expires during the fixed term (unless there's a break clause). You also cannot serve a Section 21 that expires within the first 4 months of any AST. Plan your notice timing carefully.

Party	During Fixed Term	After Fixed Term (Periodic)
Landlord	Cannot end early without break clause (except Section 8 for breach)	2 months notice (Section 21) or Section 8 grounds
Tenant	Cannot end early without break clause (liable for rent if leaves)	1 month notice (or as per agreement)

Break Clauses Explained

A break clause is an optional provision that allows early termination of a fixed term. It typically specifies:

Activation date: When the break can first be used (e.g., after 6 months of a 12-month term)
Notice period: How much notice is required (typically 1-2 months)
Who can use it: Landlord only, tenant only, or either party
Conditions: E.g., tenant must have paid all rent, property in good condition

Example Break Clause

"Either party may terminate this tenancy after the first 6 months by giving not less than 2 months' written notice to the other party. Such notice shall not expire before the end of the first 6 months of the tenancy."

End of Fixed Term Options

As the fixed term approaches its end, you have several options:

To Continue the Tenancy

• New fixed term: Sign a renewal agreement
• Go periodic: Do nothing — it rolls automatically
• Adjust rent: Agree new terms with a fresh agreement

To End the Tenancy

• Landlord: Serve Section 21 to expire on/after end date
• Tenant: Give 1 month notice to end on the last day
• Mutual: Agree in writing to surrender

Choosing Your Fixed Term Length

The right term length depends on your circumstances:

6 months

Best for testing new tenants, uncertain plans, or short-term needs. Minimum practical length given Section 21 restrictions.

12 months

Most common choice. Aligns with annual cycles, provides good stability, allows regular rent reviews.

24+ months

Best for settled families, reduced turnover, and long-term rental income certainty. Consider including a break clause for flexibility.

Frequently Asked Questions

A fixed term tenancy agreement is an assured shorthold tenancy (AST) that lasts for a specific period, typically 6, 12, or 24 months. During the fixed term, neither party can end the tenancy early unless there is a break clause or serious breach.

A fixed term tenancy has a set end date and cannot be ended early (without a break clause). A periodic tenancy rolls on month-to-month or week-to-week, and either party can end it with proper notice. Fixed terms become periodic after the initial term expires.

Generally no. Landlords cannot use Section 21 during a fixed term unless there is a break clause. However, you can use Section 8 if the tenant breaches the agreement (e.g., serious rent arrears, anti-social behaviour). The fixed term provides security for both parties.

Legally, tenants are bound for the full fixed term unless there is a break clause or the landlord agrees to early release. If a tenant abandons early, they remain liable for rent until the end of the term or until a new tenant is found.

If no action is taken, the tenancy automatically becomes a statutory periodic tenancy on the same terms. Alternatively, you can sign a new fixed term agreement or end the tenancy with proper notice.

No, but it is recommended. You can let the tenancy become periodic, but signing a new agreement lets you update terms, adjust rent, and refresh the relationship. Our templates make renewal easy.

12 months is most common, balancing stability with flexibility. 6 months suits new tenants or uncertain situations. 24 months suits settled families. Consider your goals and local market conditions.

It depends on your flexibility needs. A break clause allows early exit (typically after 4-6 months) with notice. It helps if circumstances may change, but reduces the security of a true fixed term for both parties.

Create Your Fixed Term Tenancy Agreement

Our AST templates let you set any fixed term length with optional break clauses. Fully compliant with the Housing Act 1988.

Unlike generic form builders, we validate 20+ legal requirements before generating court-ready documents — reducing the risk of rejected claims.

Compliance checks included before documents are generated
Jurisdiction-specific documents for UK landlord workflows
Step-by-step guided wizard built to reduce mistakes and rework

Create Your Agreement — £19.99 Complete Pack — £49.99

Section 21 & 8 Included • AI Compliance Check • Designed for Court Acceptance

For general information only. This page provides educational content about UK landlord law and is not legal advice. Laws vary by jurisdiction and change over time. For advice specific to your situation, consult a qualified solicitor.

Related Resources

Tenancy Agreement Generator

Jurisdiction-specific tenancy agreements and compliance checks.

Tenancy Agreement Template

AST template download

6 Month Tenancy Agreement

Short-term fixed term template

Joint Tenancy Template

Multiple tenant agreements

Last updated: January 2026. This guide reflects current AST requirements under the Housing Act 1988 and Tenant Fees Act 2019.