In force from 1st May 2026, the new Renters’ Rights Act is the most significant set of changes to the private rented sector in nearly four decades. It establishes a host of reforms such as: 

• Limits on when and how much rent can be taken in advance 
• The removal of Section 21 notices for possession 
• Changes to Section 8 grounds for possession 
• Changes to rent increases 
• A Decent Homes Standard and new rules on responding to hazards 
• Changes to advertising and letting practices 

Possibly the biggest change for landlords, though, is the end of fixed-term assured shorthold tenancies.

Instead of offering a fixed-term AST, from 1 May 2026, almost all tenancies will be assured periodic tenancies (APTs). This means you cannot offer fixed-term tenancies, and tenants can serve two months' notice at any time (less if agreed in writing) to end the tenancy.

It also means you must provide certain information in writing about the tenancy before the tenancy is signed. This will usually be included in a well-drafted tenancy agreement.

This page is intended to guide you through the key requirements of these new default tenancies for the period and provide you with all the resources you need to make the transition to the new regime. 

As of 1 May 2026, assured periodic tenancies (APTs) replaced assured shorthold tenancies (ASTs) as the default tenancy for the private rented sector. 

You are not able to agree a minimum fixed term for these tenancies. Instead, the tenancy must be periodic from the outset, with tenants able to serve two months' notice at any time to bring it to an end. 

When will I have an assured tenancy?

You will have an assured periodic tenancy, and need to follow all of the requirements of APTs, where:

• Your tenants are human beings;
• You charge more than £250 per annum outside London or more than £1000 in rent in London;
• Your rent is less than £100,000 per annum;
• The tenants have exclusive occupation (ie it is not a licence);
• The property is let for a term of 21 years or less;
• The landlord does not live in the same building.

In practice, this means virtually all tenancies are assured periodic tenancies from 1 May 2026. 

No. As of 1st May 2026 it is no longer possible to enter an Assured Shorthold Tenancy Agreement in the private rented sector. Attempting to offer a fixed term AST could lead to you being fined by a local authority.

If your tenancy meets the criteria for an assured tenancy you will have an Assured Periodic Tenancy. 

On 1 May 2026, the Act converts existing ASTs into assured periodic tenancies (APTs) unless there is a possession claim ongoing. This will require you to give certain information to your tenants in writing. It will also be sensible to prepare ahead of time for the changes. 

Do I need to replace my existing tenancy on the commencement date?

If you have agreed a tenancy before 1 May 2026, and it is in writing, then you do not need to issue an assured periodic tenancy to your tenants. 

Instead, you will be required to provide a leaflet setting out the key changes by 31 May 2026. This has now been published by the government and is available here. You can provide this earlier than the commencement of the Act if you wish.

If you entered into a tenancy before 1 May 2026 but it is not in writing, then you will need to provide a written statement setting out the key terms of the periodic tenancy in writing by 31 May 2026. This is only a summary of some of the terms, and misses key parts that protect you as a landlord. With that in mind, if you want the tenancy to continue, we recommend agreeing a written tenancy with your tenants before the commencement date. 

If you are the landlord of a student HMO, then you will also need to inform your students in writing that you may use the new possession ground for student tenancies by 31 May 2026. 

How do I comply with the new rules?

We have produced new guidance to help you get ready for the Renters' Rights Act and serve the correct paperwork. This includes guidance on the serving the new Information Leaflet, a standalone written statement for the mandatory tenancy terms, and a document to notify students that you may use Ground 4a.

Now that the act is in force, we have created our updated Landlord Starter Pack to help ensure you always set up your tenancies in the best, compliant way.

As of 1 May 2026, landlords are required to give certain mandatory information about an assured periodic tenancy in writing before the tenancy is signed and agreed. This 'written statement' will usually be included as part of the tenancy agreement you enter into with your tenants. 

The list of mandatory terms and information that must be included in the written statement includes:

• Details of the rent and other payments
• Details about the landlord, the tenant and the property
• Information about how the tenancy may be ended
• Statements setting out the landlord's obligations to keep the property in a safe condition
• Information about the tenant's right to request pets or adaptations to the property

The NRLA has prepared new assured periodic tenancy templates, available exclusively to our members to help you stay compliant.

They are available now for you to download and use.  

What is in the new tenancies?

We have prepared five new tenancies that include all of the mandatory information required by the Government. They are all included in Section A of the updated tenancies. 

We have also included updated clauses around adaptations, and pet requests, and made further adjustments to reflect the change from assured shorthold tenancy to assured periodic tenancy agreements. This document has been checked by Seddons GLC to ensure its compliance. 

Two of the tenancies are designed for use by student HMO landlords, and includes the mandatory statement that you may wish to recover possession using the new Ground 4a, and confirmation from your tenants that they are full-time students or will become so during the tenancy.

Provided your property is a HMO, and the tenants move in less than six months after you sign the agreemement, then you can include this ground in a Section 8 notice so you can let to a new group of students.
 

Want to download our tenancy agreement templates?

Join the NRLA to access our full suite of tenancy agreement templates, including our new Assured Periodic Tenancy.

There a number of requirements you must follow when you offer an assured periodic tenancy to your tenants on or after 1 May 2026.

No more fixed terms

The tenancy must be periodic from the start, and tenants can serve two months' notice to end the tenancy at any time. 

Attempting to offer a fixed term is an offence under the Act and can lead to substantial fines and rent repayment orders. 

You must give the tenant a written statement about the tenancy 

You must provide a written statement setting out specific information mandated by the Government. Normally this will be included in the tenancy agreement, as in the NRLA template above. 
 

We have published an article outlining all the key information which you can read here.

Pets in properties

Tenants have a contractual right to request a pet and you may not refuse unless it is reasonable to do so.

If this request is made in writing you will have to respond within 28 days normally, unless you need further information or you are awaiting a decision from your freeholder.

No more Section 21 notice

Section 21 notices are now abolished and you can only end a tenancy by serving a Section 8 notice citing one of the specific grounds for possession such as rent arrears or selling the property.

Updated Section 8 grounds

If you require possession, then you will have to first serve a Section 8 notice that lists one or more legal grounds for possession as your reason for seeking possession. 

In the past, landlords have typically only used this notice for things like rent arrears or serious anti-social behaviour. However, as more landlords will now have to rely on Section 8, the Government has amended and expanded on the existing grounds for possession.

The key changes include:

• A new mandatory ground for landlords who wish to sell their property (1a)
• An amendment to ground 1 so that either the landlord or one of their close family may move into the property
• A new mandatory ground for student landlords to recover the property during the summer months (4a)
• The mandatory rent arrears ground (8) will now require 3 months of rent arrears and four weeks notice to use.
• Almost all possession grounds require you give longer notice to your tenants

For further information see our guidance below. 

Bidding wars banned

Seeking to prevent tenants bidding over the asking price to secure a property, once the RRA commences you must include the rental amount in adverts and you may not subsequently agree a higher rent than this. 

Rent in advance

At the moment, you can take any amount of rent in advance, but this will change once the Renters' Rights Act commences. 

If you agree a new tenancy on or after the commencement date then the following rules will apply around taking rent in advance:

1. You may not require or accept a payment of any rent before the tenancy is signed.
2. Once the tenancy is signed but before the tenants move in, you can request one payment of rent in advance. This must be no more than a month in total.
3. For all subsequent payments, you can only require the rent be paid during the rental period for which the rent is payable.

These changes mean that for new tenancies you can only ever demand one month's rent at a time.

Importantly, these changes don't apply to your existing tenancies, so if you are currently taking advance payments of rent you may continue to do so after the commencement date. 

Increasing the rent

Rent increases can only happen if you first serve a Section 13 rent increase notice.

Tenants may challenge a rent increase for free at the tribunal if they believe it is unfair and they haven't negotiated a lower amount with you.

Preventing rental discrimination

The Act also bans landlords from discriminating against potential tenants because they are in receipt of benefits or they have families. 

You may continue to choose a suitable tenant based on their previous references and meeting suitable affordability criteria however. 

Read more about these new rules below.

Local authority enforcement

Local authorities are given substantial new powers to investigate and issue fines for a number of new offences, including:

• Trying to offer a fixed term tenancy
• Misusing a possession ground
• Failing to provide a written tenancy agreement
• Discriminating against families or tenants on benefits
• Accepting rent before the tenancy is signed.
• Not meeting the Decent Homes Standard

Civil penalties may be issued for up to £7,000 or £40,000 depending on the offence.

Rent repayment orders

Tenants will also be able to make greater use of rent repayment orders as they will also be available for a number of new offences. Rent repayment orders will also be able to reclaim up to two years rent instead of one.

If you allow your tenant to sublet, and the subletter does anything wrong, then their tenants can also seek a rent repayment order against you. 

Limits on rental periods

Under the Act, a rental period cannot last more than a month and payments can be demanded for than a month at any one time. You are required to state the rental period in your written tenancy agreement. 

If you try to create a rental period for more than a month, then the Act will void that term and replace it with a monthly rental period and recalculate the rent payable.  

What happens if a tenancy does offer a longer rental period

If you offer a tenancy with a rental period of more than a month, the Act will step in and make the tenancy periods run monthly. The rent will be due on the same day each month as the tenancy start date. 

The amount of rent for each period is calculated as follows: take the rent due for the first rental payment, divide it by the days in the first rental period, and then multiply by 30.42. 

Example

A tenancy is agreed that starts on the 1st September. Rent of £4500 is payable quarterly. 

The rental period runs from 1st September to 30th November, meaning there are 91 days in the rental period. 
The act would make the rent payable on the 1st of each month and the amount payable would be £1504 (£4500/91 x 30.42).

'How to rent: a checklist for renting in England' withdrawn

Following the Renters' Rights Act coming into force, the Government has now withdrawn 'How to rent: a checklist for renting in England'. It does not need to be given to tenants when you start a tenancy on or after 1st May 2026.