A fixed-term tenancy only lasts for the set amount of time stated on the tenancy agreement, but can be renewed or extended if the landlord and tenant agree.

Fixed-term tenancies automatically become periodic when they expire

If the fixed term is for longer than 90 days, the tenancy will automatically become a periodic tenancy when it expires unless the landlord or the tenant gives notice to say they don’t want that to happen. This notice must be given between 90 and 21 days before the end of the fixed term.

Serving notices explains how to serve a notice and the service times you should allow for it to be delivered.
Download a letter template below.

Renewing or extending a fixed-term tenancy

If both landlord and tenant agree, they can renew or extend the tenancy for a further fixed term. This agreement has to be in writing. A landlord is not legally required to renew or extend a fixed-term tenancy.

Sometimes a residential tenancy agreement says the tenant has the right to renew a fixed-term tenancy. In this case, if the tenant wants to renew the tenancy, they must write to the landlord and tell them. They must write at least 21 days before the end of the fixed-term. The tenancy is then renewed for the same length of time as the original fixed-term.

Ending a fixed-term early

A landlord or tenant cannot give notice to end a fixed-term tenancy early, so they both need to be very sure that they want a fixed-term before they sign the tenancy agreement.

Ending a fixed-term early explains what options might be available if either party wants to end a fixed-term tenancy early.

Short fixed-term tenancies

A fixed-term tenancy of 90 days or less is considered a short fixed-term tenancy. If a short fixed-term tenancy comes to an end, it doesn’t automatically become a periodic tenancy. It just comes to an end and the tenant has to move out (unless they come to an agreement with the landlord to continue living at the property).

If the tenant continues to live at the property for more than 90 days after the tenancy has ended (without making any kind of agreement with the landlord), tenancy law considers the landlord to have granted the tenant a new periodic tenancy.

Periodic or fixed-term tenancy has more information about short fixed-term tenancies.