How often should you renew a tenancy agreement?

Asked by: Kelly Howe | Last update: February 16, 2026

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You don't have to renew a tenancy agreement, but it's common for fixed-term leases (usually 12 months) to be renewed annually for security, with landlords often starting the renewal offer 60-90 days before it ends, while month-to-month agreements renew automatically each month unless notice is given by either party. The best frequency depends on your needs: yearly for stability, or month-to-month for flexibility, with local laws dictating notice periods.

Do I need a new tenancy agreement every year?

There is no legal requirement to renew a fixed-term tenancy once it ends. If the tenant stays on and the agreement is not renewed, according to the Housing Act 1988, the fixed-term tenancy agreement automatically becomes a periodic tenancy agreement (also known as a “rolling tenancy”).

When should a landlord send a lease renewal?

90 Days Before Lease Expires: Landlords should send a renewal offer 90 days before the current lease expires. This gives both parties time to consider the decision and plan their next steps.

Does a tenancy agreement automatically renewal?

These agreements automatically renew unless either the tenant or landlord provides notice to terminate the tenancy. Periodic tenancies offer more flexibility, allowing tenants to leave with relatively short notice, typically one month.

How often should a landlord update an apartment?

Being a landlord comes with many responsibilities, many of which involve property maintenance and renovations. Renovating a rental property every 15-20 years is the best way to maintain your unit's upkeep and longevity.

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What are red flags in an apartment lease?

Red flags in an apartment lease include unclear terms, hidden fees, unresponsive landlords, refusal to allow in-person viewing, excessive or vague penalties, one-sided clauses (like unlimited entry or high termination fees), missing details (rent, address), and pressure to sign quickly. Also watch for poor property condition, suspicious payment requests, and >>unprofessional landlord behavior.

Can you refuse to extend a lease?

This depends on how long you've held the lease. If it has been less than 2 years, the freeholder can refuse to extend the lease. However, it isn't a solid no. In some cases, a landlord may be willing to extend the lease for a tenant who has been in the property for less than 2 years.

What happens if I don't renew my tenancy?

You do not have to leave when your fixed term ends. Your tenancy continues as a rolling or periodic tenancy. Your landlord must give you a legal notice if they want to evict you. More on eviction notices from private landlords.

How to ask a landlord to renew a tenancy agreement?

Guide to Negotiating a Tenancy Renewal with Your Landlord

Initiate the Conversation Early: ...
Review the Current Tenancy Agreement: ...
Research Market Rental Rates: ...
Highlight a Positive Rental History: ...
Point Out Property Improvements: ...
Express Your Needs and Concerns: ...
Be Prepared to Negotiate:

How do you ask your tenant if they want to renew a lease?

Send your renewal email 60-90 days before the current lease ends. This gives tenants ample time to decide without feeling rushed and gives you a head start if you need to find someone new. Be upfront about the terms. Clearly state any changes, especially to the rent.

What are common reasons to renew a lease?

Top Reasons Tenants Renew Their Leases

Stability and Security. ...
Familiarity with the Property. ...
Positive Relationship with Landlord. ...
Rent Price Stability. ...
Avoiding Moving Costs. ...
Limited Housing Options. ...
Market Trends Favoring Renewal. ...
What factors influence tenants' decisions to renew their leases?

What happens at the end of a lease?

At the end of a lease (especially a car lease), you typically have options: return the vehicle, buy it out, trade it in for a new lease/purchase, or sometimes extend the current lease, but you must account for mileage, wear-and-tear fees, and disposition fees if returning, plus ensure personal data is wiped clean. For property leases, the end involves either moving out, signing a new agreement (like month-to-month), or fulfilling "make good" clauses to restore the property.

Can a landlord end a periodic tenancy?

A landlord can usually use a Section 21 notice to end a periodic tenancy. A section 21 notice is commonly referred to as a 'no-fault eviction', as the landlord does not typically need a legal reason to want to evict the tenants.

How much notice on a 12 month tenancy?

Tenants must provide at least two months' notice before leaving the property. They can give this at any point from the start of the tenancy.

What not to say to your landlord?

When talking to a landlord, avoid lying, badmouthing previous landlords, mentioning illegal activities, promising unrealistic payments (like cash or future crypto), or making excessive demands, as it signals you might be a problematic or unreliable tenant; instead, be honest about your ability to pay and respect lease terms to build trust and a positive relationship.

How early can a landlord ask you to renew your lease?

A landlord can ask you to renew your lease very early, sometimes months in advance (even 90 days or more), as state/local laws and your lease agreement dictate notice periods, but you don't have to sign until you're ready; the key is the landlord's required notice period to you, often 30-90 days before the lease ends, giving you time to decide before it automatically goes month-to-month.

How many months notice should a landlord give a tenant?

3 months' notice for a quarterly tenant; 3 months' notice for a half-yearly tenant; and. 6 months' notice for a yearly tenant.

What can you do if your landlord won't renew your lease?

File a complaint.

You may also be able to file a complaint with your local City Attorney, if there are local ordinances saying that landlords can't give non-renewals based on retaliation or discrimination.

How can a landlord end a fixed term tenancy?

The easiest way to end a fixed-term tenancy early is for the tenant and landlord to agree to this. This could be based on the tenant finding a replacement tenant by subletting or assignment (see below), but it can also be about the tenant and landlord coming to an agreement on whatever terms they decide.

What are valid reasons to end a tenancy?

Landlords must now provide a valid reason—such as rent arrears, property sale, or tenant misconduct—when seeking to end a tenancy. These reforms aim to improve clarity and fairness while protecting landlords' ability to manage their properties effectively.

Can a landlord refuse to renew tenancy?

Yes, a landlord can generally refuse to renew a tenancy agreement once the fixed term ends, especially if there's no renewal clause, but they must not do so for illegal reasons like discrimination (race, gender, religion) or retaliation (e.g., for reporting issues). Valid reasons include selling the property, personal use, significant renovations, or tenant lease violations (late rent, damages). The landlord usually just needs to give proper notice, as the lease ends and they aren't obligated to continue the business relationship unless specific legal protections apply, notes Reddit user.

Can you decline a lease renewal offer?

How do you decline a lease renewal offer? If your landlord has sent a lease renewal offer and you plan to move or reject it, send a formal written notice of non-renewal within the notice period specified in your lease agreement.

What's the difference between renewing & extending?

A contract renewal means the original agreement has ended and both parties decide to sign a new term or contract (often with new terms). An extension means you keep the existing contract active beyond its original end date, usually under the same terms (or with minor amendments).

What is the 90% rule in leasing?

The 90% rule in leasing, primarily under U.S. GAAP, is an accounting guideline to classify a lease as a finance lease (like a purchase) versus an operating lease, stating that if the Net Present Value (NPV) of lease payments is 90% or more of the asset's Fair Market Value, it's treated as a finance lease, reflecting that the lessee essentially buys the asset over the lease term. It's one of several criteria, but it remains a commonly used benchmark for "substantially all" of the asset's value, even with newer standards.