Compare UK Tenancy Types

The kind of agreement you signed decides almost everything else — how much notice you must be given, whether your deposit has to be protected, and whether you have the legal privacy of a tenant or the far weaker position of a lodger. The Renters' Rights Act 2025 reshaped this picture on 1 May 2026 by abolishing fixed-term assured shorthold tenancies and Section 21 no-fault eviction in England. This table compares the main arrangements and the rights that come with each.

Tip: scroll the table sideways to see all columns →

Feature	AST (Fixed Term)	AST (Periodic)	Lodger Agreement
Deposit protection required
Section 21 can be used	No — abolished 1 May 2026	No — abolished 1 May 2026
Minimum notice to tenant	Depends on grounds	2 months (Section 21)	Reasonable notice
Rent increase rules apply	Only if clause in agreement	Section 13 process	By agreement
Right to quiet enjoyment
Council tax responsibility	Tenant	Tenant	Landlord (usually)
Right to renew at end of term	No automatic right; becomes periodic if not renewed	Ongoing — no fixed end date	No — ends when notice is given
Council tax liability	Tenant liable throughout fixed term	Tenant liable while tenancy continues	Landlord remains primarily liable

Which arrangement do you actually have?

The single biggest divide in this table is not between fixed-term and periodic — it is between a tenancy and a lodger agreement. If you rent a self-contained home and your landlord does not live there, you are a tenant: your deposit must be protected, you have the right to quiet enjoyment, and you cannot be removed without a court order. If you share living space with a resident landlord, you are an excluded occupier. Your deposit does not have to be protected, and you can be asked to leave on reasonable notice without any court involvement.

Renting a whole property from a private landlord in England? You are on an assured tenancy that runs periodically. Since 1 May 2026 there are no new fixed terms in the private rented sector.
Living in the landlord's own home and sharing a kitchen or bathroom? You are a lodger, whatever the paperwork calls you. Labels do not override the facts.
Renting a self-contained annexe from someone living next door? Get advice — this sits near the boundary and small details decide it.

The most common mistake is assuming the document title settles your status. Courts look at how the arrangement really works: who has exclusive possession, who else lives there, and how much control the landlord keeps. Calling an agreement a licence does not turn a tenant into a lodger.

The second is thinking a fixed end date still forces you out. Section 21 no-fault eviction was abolished on 1 May 2026, so a landlord in England now needs a specific statutory ground under Section 8, proved at court, before you have to go.

Frequently asked questions

What happened to my fixed-term tenancy after the Renters' Rights Act?

Fixed terms in the private rented sector in England ended on 1 May 2026. Existing agreements converted to periodic assured tenancies that simply roll on, rather than expiring on a set date. In practice that means there is no longer an end-of-term moment at which you are expected to leave or re-sign, and no renewal fee. You can give notice to end the tenancy yourself, and your landlord needs a valid Section 8 ground to seek possession.

Can my landlord turn my tenancy into a lodger agreement?

Not by rewriting the paperwork. Your status depends on the facts of the arrangement — chiefly whether you have exclusive possession of your own space and whether the landlord genuinely lives in the same property as their only or main home. A landlord who moves out cannot keep treating you as a lodger, and one who never lived there cannot make you one by handing you a new document. If a landlord tries this after you complain about repairs, treat it as a serious warning sign and get advice quickly.

What if my landlord never protected my deposit?

For a tenancy, the deposit must go into a government-approved scheme and you must be given the prescribed information about it. If that did not happen, you can apply to the county court, and the court can order the deposit returned plus a penalty of between one and three times its value. The obligation does not expire when you move out. Lodgers are outside this regime entirely, which is one of the most practical differences between the arrangements in this table.

Do these rules apply outside England?

No. Housing law is devolved, and this table describes the position in England. Wales replaced tenancies with occupation contracts under the Renting Homes (Wales) Act 2016, using different notices and different terminology. Scotland has private residential tenancies with no fixed end date and its own grounds for possession heard by the First-tier Tribunal. Northern Ireland runs a separate scheme again. If your property is not in England, check the rules for that nation before relying on any notice period here.

Related guides

Tenancy Agreement Basics

A tenancy agreement is a legally binding contract between you and your landlord. It sets out the rights and responsibilities of both parties during the tenancy. Whether it is written or verbal, a tenancy agreement creates enforceable legal obligations — but certain rights and responsibilities apply regardless of what the agreement says.

7 min read

Notice Periods at Work

When an employment relationship ends, both employers and employees are expected to give notice. The law sets minimum notice periods, but your contract may provide greater entitlements. Understanding notice period rules protects you whether you are leaving a job or being let go.

6 min

Eviction Notice Basics

Receiving an eviction notice is alarming, but it is important to know that a notice alone does not mean you have to leave immediately. Landlords must follow a strict legal process — including obtaining a court possession order — before they can lawfully evict you. Many notices are defective and can be challenged.

7 min read

Rental Deposit Rules

Your landlord is legally required to protect your tenancy deposit in a government-approved scheme within 30 days of receiving it. Failure to do so gives you the right to claim up to three times the deposit amount in compensation. Understanding your deposit rights can save you significant money.

6 min read

Disclaimer

The information on this page was correct at the time of writing. Amounts, thresholds, and rules may change. Always check the latest official guidance.