What landlords and tenants need to know: key changes from the Residential Tenancy (Jersey) Amendment Law 2025

The amended law takes effect on 15 April 2026.

The new law applies to the same types of properties and accommodation that were covered by the previous 2011 law. This means that self-contained accommodation is generally covered under the amended law, and those which are not self-contained are not covered, such as non-self-contained lodging houses and staff accommodation where kitchen and bathroom facilities are shared.

For property to be considered self-contained accommodation, it must have its own shower or bath, washbasin, a kitchen, a sleeping space and a lavatory, all for the exclusive use of the people living there.

The law does not also apply to boarders, lodgers or other licensees as long as the actual living arrangement matches what is legally considered a licence. 

A fixed-term tenancy entered into before 15 April 2026 generally continues under the previous 2011 law until the fixed term ends. It cannot simply be renewed or varied under the previous 2011 law after commencement, even if the existing agreement stated it could.  

If the existing fixed-term tenancy provides for that tenancy to end at the end of the specified term, a required period of notice must be given, then notice under the amended law then applies. 

A rent review, for the avoidance of doubt, does not count as a variation.

Existing fixed-term arrangements are preserved for the balance of the term, but any renewal, variation or replacement agreement must comply with the amended law.

Landlords and tenants must be aware not to inadvertently allow a fixed term under the previous 2011 law to convert to a periodic lease either prior to the amended law or once it has come into force.

A periodic tenancy – those with no fixed end date – already in place on commencement automatically becomes subject to the new law and the time the tenant has already lived in the property counts towards the total duration of the tenancy (it does not reset).

An existing fixed-term arrangement which expired prior to the amended law may have become a periodic tenancy (and subject to the amended law immediately) if the tenant remains in the property and the landlord continues to accept the rent.

Periodic tenancies are intended to be the default form of tenancy agreement under the amended law however landlords and tenants may still agree either a periodic, or a single initial fixed term of up to 3 years, not taking into account any previous fixed lease under the pre-amendment 2011 law. When the initial fixed term ends, the tenancy must either end or become periodic.

Where a lease starts as or has become a periodic, it must stay periodic – the same landlord and tenant cannot switch it back into a fixed-term agreement.

Landlords are unable to grant multiple fixed terms up to a combined period of 3 years also – noting it can be a single initial fixed term only. However, if agreed by both parties, the single initial fixed term can be extended if: 

• both parties agree to the extension by way of a variation of the agreement
• the variation is made before the original fixed term ends
• the total length of the fixed term does not exceed 3 years from the tenancy start date

For both periodic and fixed term tenancies, the landlord and tenant may mutually agree to end the tenancy at any time. This remains the case under the amended law. 

Continuous back-to-back fixed terms are no longer permitted. Landlords and tenants should expect longer-term occupation to move onto a periodic structure.

Landlords and tenants should consider at the outset what their long-term plans are for the property and whether a fixed or a periodic lease is more appropriate. Where a fixed lease is chosen, thought should be given to a longer initial fixed term but incorporating break clauses. 

To end at the expiry of the initial fixed term, the landlord must give at least 3 months’ notice and the tenant at least 1 month’s notice before the end date of the agreement passes. If notice is not given in time, the tenancy will continue as a periodic tenancy.

If a fixed-term lease includes a break clause(s), it can be ended by one of the parties before the defined end date of the agreement but subject to the relevant party meeting the requirements for breaking a lease early which will have been previously agreed and set out in the tenancy agreement. This is also subject to a minimum 3 months’ or 1 month’s notice for landlords and tenants respectively. A break clause may also specify conditions such as:

• how long the tenant must have lived in the property before a break can be used 
• whether a certain amount of rent must still be paid and any fees involved 
• any obligations on finding a replacement tenant 

Parties need to diarise end dates carefully and give notice before the end of the initial fixed term. Missed notice deadlines will cause the tenancy to roll into the new periodic regime automatically.

The tenant must receive your notice before the final day of the initial term. If notice is received less than 3 months but at least 1 day before the term ends, the initial term is automatically extended to honour the minimum notice period. This also applies to a tenant giving notice.

For periodic tenancies, landlords generally need a statutory reason to terminate unless they give at least 1 year’s notice which requires no reason. Depending on the ground and the tenant’s total duration of occupation, notice is commonly 3 or 6 months (depending broadly on if the tenant has occupied the residential unit for under 5 years or 5 years or more respectively), with shorter notice for urgent or problem cases ranging from 7 days to 1 month.

A tenant can terminate a period tenancy on 1 month’s notice without giving a reason.

If one party gives notice to end a tenancy on a specific date, the other party may give notice to end the tenancy sooner, in some circumstances. For example, if a landlord gives 1 year’s notice to end a periodic tenancy, and within that time, the tenant finds suitable alternative accommodation, the tenant may choose to give 1 month’s notice to end the tenancy.

Landlords will need to match the chosen ground to the correct notice period. Tenants receive greater security and predictability in ongoing tenancies.

While under the amended law there is no specific criminal offence for a landlord giving a false or misleading reason for ending a tenancy, landlords must still comply with the legal grounds and notice requirements when seeking possession.

The Consumer Protection (Unfair Practices) (Jersey) Law 2018 (CPUPL) may apply, where knowingly or recklessly giving a false or misleading reason for serving notice could amount to a misleading commercial practice, which is a criminal offence under Article 7(1)(a) of the CPUPL.

Possession claims become more structured and reason-based in many cases, but procedural compliance remains critical.

Where a landlord applies to the Petty Debts Court for an eviction order, the court will decide whether the legal requirements for a mandatory or discretionary route have been met. Where a mandatory ground applies, the court must grant possession; for discretionary grounds, the court will consider whether granting possession is reasonable.

The updated law introduces rules to help stabilise rents within tenancies. Rent may generally be increased only once in any 12-month period, on at least 2 months’ prior written notice and ordinarily by no more than Jersey RPI. RPI statistics are published quarterly, and the latest figure is available at: Retail prices | Statistics Jersey

The exception to this is if a permitted justification applies, whereby: 

• the rent is significantly below market level 
• improvements that benefit the tenant have been carried out to the property 

If the tenant disagrees, or if notice was not issued correctly, they can apply to the Rent Tribunal to challenge the increase.

It is not for a landlord to approach the Rent Tribunal themselves if they are planning to propose an above-statutory limit rent increase.

Landlords face tighter controls on in-tenancy rent reviews. Tenants gain protection against frequent or disproportionate increases.

Landlords remain free to set the starting rent for a new tenancy – or with a new tenant – at a rate they see fit. The new rules on rent increases only apply to a continuous tenancy.

Landlords must ensure they diarise to give 2 months prior written notice to tenants regarding any rent increase.

A new independent Rent Tribunal will determine disputes about the lawfulness of rent increases under the amended law. The Rent Tribunal will be a free-of-charge service.

From the time that the tenant receives the notice of rent increase, they have a period of 2 months and 2 weeks to apply to the Rent Tribunal for a rent review. The Tribunal may extend this application time in exceptional circumstances.

The Rent Tribunal provides a specialist forum for contested rent increases for periodic tenancies that were already in existence before the amended law and any new tenancy agreements, whether periodic or initial fixed term.

Existing fixed-term tenancies remain outside its scope until they transition into a new tenancy under the amended regime.

While there are no caps on fees and charges, certain fees and charges must be clearly set out in the tenancy agreement at the start of the tenancy. These include: 

• any financial requirements if an initial fixed‑term tenancy is ended early 
• costs linked to the supply or maintenance of services such as electricity, water or drainage 
• responsibilities for maintaining or repairing any landlord fixtures, fittings or equipment

If a landlord charges or demands a fee not listed in the tenancy agreement, the tenant will not be legally or contractually required to pay it.

Landlords must also insure the property against risks for which it can reasonably be insured, such as fire, storm, flood and subsidence, and the agreement must reflect that obligation.

While tenants are not legally required to have contents insurance, there is nothing in the amended law preventing a landlord putting an obligation on the tenant to procure contents insurance in the tenancy agreement.

Leases should also list any obligations that the landlord is required to follow under insurance policies, any head lease, share transfer articles or flying freehold documentation which may affect a tenant's use of the property, such as restrictions on pets, short-term letting, certain business activities or restrictions on leaving the property vacant for long periods. This is to prevent the tenant unknowingly putting their landlord in breach or invalidating insurance policies.

Landlords should update templates and ensure insurance arrangements are compliant. Tenants benefit from greater transparency over charges and clearer contractual protections.

Landlords should also ensure any property-specific obligations are included within the lease.