Gutted, another decision in favour

fixed term AST - no periodic extension

I want to a AST every 12 months with 2 month notice either side if a tenant continues to rent after initial 12 month fixed term. contract rather than give periodic 1 month roll on, if I did this do I have to return the deposit each 12 months and take it again even if the deposit is the same?

Neither party can serve a valid notice to expire during a fixed term tenancy. This is one reason why most experienced landlords prefer to let yhe tenancy go periodic after 6 months.

If you really want a succession of fixed term tenancies then put the deposit in a custodial scheme, then you don’t need to renew the deposit.

No, you do not need to, nor should you, return the deposit.