Renewing or Updating a Tenancy AgreementRenewing or Updating a Tenancy Agreement
When and how to renew an AST in England. Update terms, increase rent, and maintain Section 21 compliance with your existing tenant.
Do You Need to Renew the Tenancy Agreement?
Understanding when a new agreement is necessary and when you can continue on existing terms.
When a fixed-term AST ends in England, it automatically becomes a statutory periodic tenancy if the tenant remains in occupation. This happens by operation of law — you do not need to do anything, and no new agreement is legally required.
The periodic tenancy continues on the same terms as the original agreement, rolling on a monthly basis (if rent was paid monthly). The tenant can stay indefinitely until you serve proper notice or they give notice to leave.
However, you may want to issue a new tenancy agreement if:
- You want to update the rent amount
- You want to change or add terms to the agreement
- You want to grant a new fixed term
- Tenant circumstances have changed (e.g., adding a partner)
- Your original agreement is outdated or non-compliant
Your Options at the End of a Fixed Term
Choose the approach that best suits your situation.
Option 1: Let It Become Periodic
Do nothing. The tenancy automatically becomes periodic on the same terms. This is the simplest approach if you are happy with the current rent and terms.
Best for:
- • Long-term reliable tenants
- • No need to change rent or terms
- • Want maximum flexibility for both parties
Option 2: Issue a New Fixed Term Agreement
Create a new AST for another fixed period (e.g., 12 months). This gives both parties certainty and allows you to update terms and rent.
Best for:
- • Increasing rent with the tenant's agreement
- • Adding or changing terms (e.g., pet clause)
- • Securing income for another set period
- • Updating an old or non-compliant agreement
Option 3: Use a Section 13 Rent Increase
If you only want to increase rent but keep other terms the same, you can serve a Section 13 notice on a periodic tenancy. No new agreement needed.
Best for:
- • Rent increase only, no other changes
- • Tenant already on periodic tenancy
- • Formal process with tribunal option
How to Increase Rent at Renewal
The correct method depends on your tenancy status.
During Fixed Term
You cannot increase rent during a fixed term unless the agreement contains a rent review clause. Most standard ASTs do not include this.
On Periodic Tenancy
Two options: agree the increase with the tenant in a new agreement, or serve a formal Section 13 notice.
Section 13 notices: You can only increase rent once per year using Section 13. The increase must be to a market rent level. The tenant has the right to refer the increase to a First-tier Tribunal who may reduce it.
Create Your Renewal Agreement
Updated terms, new rent, compliant documentation. Ready in minutes.
Documents Required at Renewal
Maintain Section 21 compliance by providing updated documents.
How to Rent Guide
If the guide has been updated since the original tenancy started, you should provide the current version at renewal. Check gov.uk for the latest version.
Gas Safety Certificate
Must be renewed annually. Ensure your current certificate is valid. Provide a copy of the latest certificate to the tenant within 28 days of the check.
Energy Performance Certificate (EPC)
Valid for 10 years. Check it has not expired and meets the minimum E rating. If you have improved the property's energy efficiency, consider getting a new EPC.
Deposit Protection
If issuing a new tenancy agreement (not just renewal), consider whether the deposit protection needs updating. The same deposit can continue if protected, but you may need to provide new prescribed information.
Warning: Failure to have valid documents in place can invalidate Section 21 notices. Before serving any eviction notice, verify all compliance requirements are met.
When to Issue a Completely New Agreement
Some situations require a fresh start rather than a simple renewal.
Original agreement is outdated
If your agreement predates the Tenant Fees Act 2019 or other recent legislation, it may contain terms that are now unenforceable. Start fresh with a compliant agreement.
Adding or removing tenants
If a partner is moving in or a joint tenant is leaving, you need to end the existing tenancy and create a new one with the correct names.
Significant term changes
If you want to add substantial new clauses (e.g., pet policy, garden maintenance), a new agreement ensures clear documentation of what was agreed.
Moving to new jurisdiction rules
If legislation affecting tenancies changes (as happened with the Renters Reform Bill), you may need to update agreements to reflect new rights and obligations.
The Renewal Process Step by Step
How to smoothly transition to a new tenancy agreement.
Contact the Tenant in Advance
Reach out 2-3 months before the fixed term ends. Discuss whether they wish to stay, and if so, whether you will issue a new agreement with any changes.
Agree Terms
If you want to change rent or terms, discuss with the tenant. For a renewal agreement to be valid, the tenant must agree to sign it voluntarily.
Create the New Agreement
Generate a new AST with the updated terms, rent, and correct start date. The new tenancy should start on or after the old one ends — avoid gaps.
Sign and Provide Documents
Both parties sign the new agreement. Provide copies of the current How to Rent guide, EPC, gas safety certificate, and confirm deposit protection status.
Keep Records
Store copies of both the old and new agreements. Document when you provided required documents. This evidence is essential if you later need to serve notices.
Tenancy Renewal FAQ
Create Your Renewal Agreement
Updated for current legislation. Easy to customise. Maintain Section 21 compliance.
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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.