The Renters’ Rights Act changed most private renting in England on 1 May 2026. Assured shorthold tenancies (ASTs) ended as a tenancy type and became assured periodic tenancies. New assured tenancies in the private rented sector are also periodic. That is now the system in force, rather than a future proposal.
The rules discussed here apply to private assured tenancies in England. They do not cover every arrangement called a tenancy. For example, a resident landlord sharing living accommodation with a lodger, a holiday let or certain student and social housing arrangements may follow different rules. Check the legal status of the occupation before relying on this overview.
What does periodic mean?
A periodic tenancy runs on a rolling basis, usually weekly or monthly, according to the rent period. It has no fixed end date. Landlords cannot create a new assured tenancy with a fixed term or an end date; any such date will not operate as a fixed-term end under the new system. The tenancy continues unless the landlord and tenant agree to end it, the tenant gives valid notice, or the landlord obtains possession through the legal process.
Existing agreements did not all need to be replaced. Most written ASTs became assured periodic tenancies automatically on 1 May 2026. The existing written terms generally continue where they remain compatible with the new law. If an older agreement describes a fixed end date, that date no longer ends the assured tenancy. Do not assume that an old break clause or a section 21 clause still works.
Landlords also had a transition duty: tenants with an existing written agreement had to receive the government’s Renters’ Rights Act Information Sheet by 31 May 2026. Where an existing tenancy was agreed orally and there was no written record of its terms, the landlord had to provide the required written information by that date. If you have not completed the relevant step, check the current GOV.UK guidance and seek professional advice about what to do next.
How can a tenant end the tenancy?
Under the new rules, a tenant can usually end an assured periodic tenancy by giving at least two months’ written notice. The notice normally needs to end on the day rent is due or the day before. Landlord and tenant can agree in writing to a shorter period. Some tenancies that began before 1 May have transitional notice rules, so the agreement and start date matter; the new general rule should not be applied blindly to every older contract.
What if a landlord needs the property back?
Section 21 ‘no-fault’ notices can no longer be used to end a private assured tenancy in England. A landlord needs a valid statutory possession ground, must use the correct section 8 notice and give the notice period required for that ground. The grounds and time limits differ: the process for serious rent arrears, for example, is not the same as a sale or a landlord moving into the property. A notice is not itself an eviction order. If the tenant does not leave, the landlord must apply to court and follow the possession process; landlords must not try to remove a tenant themselves.
Rent increases have a formal route
For private assured periodic tenancies, a landlord generally cannot rely on a rent review clause to impose a new increase. The section 13 procedure is the formal route. A rent increase can normally take effect no more than once in a 12-month period, and the landlord must give at least two months’ notice using Form 4A. The proposed rent should reflect the open-market rent. A tenant who considers it too high can challenge it at the First-tier Tribunal before the proposed date, following the official process.
A practical checklist
Review your tenancy records and identify which arrangements are assured periodic tenancies. Check that tenants received the required information sheet or written terms, as applicable. Replace outdated templates that promise a fixed end date or refer to section 21. Keep rent-increase notices, service evidence and communications organised. Before seeking possession, confirm the ground, notice period and current form from GOV.UK, and get legal advice if the facts are disputed or the case is complex.
The legislation has changed, but the need for accurate records, safe homes and clear communication remains. This is a general guide, not legal advice for an individual tenancy. Rules and transitional provisions can depend on the agreement, property and dates involved.
Further reading: GOV.UK, Assured periodic tenancies: a guide for landlords; GOV.UK, Renters’ Rights Act overview for tenants; Renters’ Rights Act 2025 and its commencement regulations.