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

Important COVID-19 information on ending a fixed-term tenancy: Under the COVID-19 Response (Urgent Management Measures) Amendment Act, fixed-term tenancies will convert to periodic tenancies when the fixed term expires, except if both landlord and tenants agree otherwise or the tenant gives notice. This means that if your fixed term expires during lockdown, you’ll be able to stay in your tenancy. These restrictions apply for an initial period of three months.

More information on ending a tenancy during the COVID-19 pandemic

Fixed-term tenancies become periodic when they end

If the fixed-term is for longer than 90 days, the tenancy will automatically become a periodic tenancy when it ends. If the landlord or the tenant doesn’t want this to happen they need to give notice saying this. This notice must be given between 90 and 21 days before the end of the fixed term.

How to serve notices
Download a notice template

Renew or extend 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 does not have to renew or extend a fixed-term tenancy.

Sometimes the tenancy agreement says the tenant has the right to renew the fixed-term tenancy. In this case, if the tenant wants to renew they must tell the landlord in writing. They must do this 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. They should both be very sure they want a fixed-term before signing the tenancy agreement.

Options for ending a fixed-term early

Short fixed-term tenancies

A fixed-term tenancy of 90 days or less is called a short fixed-term tenancy. If a short fixed-term tenancy comes to an end, it doesn’t automatically become a periodic tenancy. The tenancy will end and the tenant has to move out, unless they come to an agreement with the landlord.

If the tenant stays at the property for more than 90 days after the tenancy ends, it means that the landlord has given them a new periodic tenancy. This may not apply if the tenant has already made an agreement with the landlord.

About short fixed-term tenancies

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