The End of Fixed-Term Tenancies: What It Means for Landlords

Landlord Rental

Posted in Mar 13 , 2026

Renters rights act, renters reform act, rental law changes, landlord responsibilities, property management compliance, rental providers, investment property legislation, property management Victoria, rental market changes

rom 1 May 2026, fixed-term tenancies will be abolished under the Renters’ Rights Act, replaced by a single system of periodic tenancies across the private rented sector.

This change represents a shift in how tenancies are structured — but it does not remove a landlord’s ability to manage risk or regain possession when required.

What is changing

Under the new framework, landlords will no longer offer tenancies for a fixed period such as six or twelve months. Instead, all tenancies will:

Begin as periodic
Continue on a rolling basis
End only when the tenant gives notice or the landlord uses a valid possession ground

This removes the concept of a tenancy “automatically ending” at a fixed date.

Why fixed terms are being removed

The aim of this reform is to provide renters with greater security and flexibility, reducing the pressure associated with fixed end dates.

For landlords, this means adapting to a model that prioritises ongoing tenancy management rather than fixed expiry points.

How landlords regain possession without fixed terms

Although fixed terms are ending, landlords will still be able to regain possession using the expanded Section 8 grounds, including:

Selling the property
Moving back into the property
Persistent rent arrears
Anti-social behaviour

The difference is that possession will now be process-driven, rather than date-driven.

What this means for rental stability

A common concern is that rolling tenancies create uncertainty. In practice, stability will come from:

Strong tenant selection
Clear communication
Proactive management
Correct notice use

Well-managed periodic tenancies can be just as stable — and often longer-lasting — than fixed-term arrangements.

The risk of not adapting

Landlords who rely on fixed-term expiry as a strategy may face:

Delays in regaining possession
Incorrect notice use
Increased legal exposure

Understanding the new framework early is key to avoiding these risks.

A manageable shift with the right support

The end of fixed-term tenancies does not mean the end of landlord control. It marks a shift toward structured, compliant, and professional tenancy management.

With the right advice and systems in place, landlords can continue to operate with confidence under the new rules.

For more information feel free to reach for a personalised one to one chat with our team

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Section 21 Is Gone — Section 8 Is How Landlords Will Regain Possession

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The End of Fixed-Term Tenancies: What It Means for Landlords

rom 1 May 2026, fixed-term tenancies will be abolished under the Renters’ Rights Act, replaced by a single system of periodic tenancies across the private rented sector. This change represents a shift in how tenancies are structured — but it does not remove a landlord’s ability to manage risk or regain possession when required. What is changing Under the new framework, landlords will no longer offer tenancies for a fixed period such as six or twelve months. Instead, all tenancies will: Begin as periodic Continue on a rolling basis End only when the tenant gives notice or the landlord uses a valid possession ground This removes the concept of a tenancy “automatically ending” at a fixed date. Why fixed terms are being removed The aim of this reform is to provide renters with greater security and flexibility, reducing the pressure associated with fixed end dates. For landlords, this means adapting to a model that prioritises ongoing tenancy management rather than fixed expiry points. How landlords regain possession without fixed terms Although fixed terms are ending, landlords will still be able to regain possession using the expanded Section 8 grounds, including: Selling the property Moving back into the property Persistent rent arrears Anti-social behaviour The difference is that possession will now be process-driven, rather than date-driven. What this means for rental stability A common concern is that rolling tenancies create uncertainty. In practice, stability will come from: Strong tenant selection Clear communication Proactive management Correct notice use Well-managed periodic tenancies can be just as stable — and often longer-lasting — than fixed-term arrangements. The risk of not adapting Landlords who rely on fixed-term expiry as a strategy may face: Delays in regaining possession Incorrect notice use Increased legal exposure Understanding the new framework early is key to avoiding these risks. A manageable shift with the right support The end of fixed-term tenancies does not mean the end of landlord control. It marks a shift toward structured, compliant, and professional tenancy management. With the right advice and systems in place, landlords can continue to operate with confidence under the new rules. For more information feel free to reach for a personalised one to one chat with our team

Key Changes for Landlords – Renters’ Rights Reform

End of Section 21 (“no-fault” evictions) The reforms will remove the use of Section 21 eviction. Landlords will need to use valid legal grounds to regain possession of their property. Strengthened possession grounds Updated and expanded grounds will allow landlords to regain possession for reasons such as: Selling the property Moving into the property themselves or for family use Tenant rent arrears or anti-social behaviour All tenancies move to periodic agreements Fixed-term assured shorthold tenancies will be replaced with periodic tenancies, meaning tenants can give notice at any time (typically two months). Private Rented Sector Database Landlords may be required to register properties on a national database, providing key property and compliance information. Private Rented Sector Ombudsman A new mandatory ombudsman scheme will allow tenants to raise complaints about landlords without going to court. Stronger rules on rent increases Rent increases will normally be limited to once per year and must follow the formal legal process. Pets in rented properties Tenants will have the right to request permission for a pet. Landlords must consider requests and cannot unreasonably refuse. Improved property standards A new Decent Homes Standard for the private rented sector is expected, requiring landlords to maintain properties in good condition and free from serious hazards. Stronger enforcement powers for local councils Local authorities will have increased powers to investigate and enforce housing standards. Ban on discrimination against tenants with children or benefits Landlords and agents may be restricted from blanket bans such as “No DSS” or “No families with children.”

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