Assured tenancies are periodic
From 1 May 2026, most existing assured shorthold tenancies became assured periodic tenancies and new assured tenancies run periodically. An old fixed end date no longer ends the tenancy by itself.
Updated 22 August 2026
Renters' Rights Act: the rules already in force
A post-commencement guide for private landlords in England, separating the changes effective from 1 May 2026 from measures that still need an operational scheme or further commencement.
In force
What changed on 1 May 2026
These summaries apply principally to private assured tenancies in England. Use the official source and obtain advice on the actual tenancy before serving a notice or taking money.
Section 21 is no longer available
A private landlord seeking possession after 1 May 2026 generally needs to use an applicable section 8 ground and follow its evidence, notice and timing requirements. The ground and circumstances determine the process.
Rent increases use Form 4A
For assured periodic tenancies, the section 13 process uses Form 4A with at least two months' notice. Rent cannot be increased in the first twelve months or more than once a year, and a tenant can challenge an above-market proposal.
Written tenancy information is required
New assured tenancies created from 1 May 2026 require prescribed written information before the agreement is signed or otherwise made. Existing tenants had to receive the government's 2026 information sheet by 31 May 2026.
Rental bidding is prohibited
A written advert must state a specific asking rent. A landlord or agent must not invite, encourage or accept an offer above that advertised amount.
Pre-tenancy rent is restricted
Rent cannot be requested or accepted before the tenancy agreement is signed. After signing and before occupation, the amount that can be required in advance is limited under the current rules.
Children, benefits and pet requests
Landlords and agents cannot discriminate against applicants because they have children or receive benefits. A tenant may request a pet and the landlord must consider the request, giving a valid reason if refusing.
This is general information, not legal advice. It does not establish that a tenancy, notice, advertisement or property is compliant. Rules and forms can change after the update date shown above.
Immediate audit
Six workflows to update now
The commencement date has passed. Check current records and processes rather than planning for a future transition.
1. Identify every tenancy type
Record whether each arrangement is an assured periodic tenancy, regulated tenancy, licence, lodger arrangement, holiday let or another category. Do not apply the assured-tenancy rules blindly to an excluded arrangement.
2. Remedy missing written information
Check whether existing tenants received the Renters' Rights Act Information Sheet 2026 by 31 May 2026. If the deadline was missed, provide it promptly, keep evidence and obtain advice about the breach. Build the prescribed information into every new-tenancy workflow.
3. Update advertising and payment workflows
Display one asking rent, stop bidding language, apply applicant criteria consistently, do not take rent before signing and check every holding-deposit, tenancy-deposit and rent-in-advance request against current guidance.
4. Replace old rent-review processes
Do not rely on an old contractual rent-review clause for a new increase. Check the last effective increase, the tenancy's first year, current open-market evidence, Form 4A and the minimum two-month notice period.
5. Replace Section 21 workflows
Remove Section 21 templates and assumptions. Before possession action, identify the correct section 8 ground, evidence, notice period, deposit position and other prerequisites, and obtain legal advice where uncertain.
6. Keep property and communication evidence
Maintain dated records of tenancy information, safety documents, deposits, repairs, inspections, pet requests, rent notices and communications. Records do not cure a breach, but they help establish what occurred and when.
Not yet the same thing as in force
Future measures need current commencement evidence
An Act can create a framework before its registration service, deadline or detailed operational rules begin.
Private Rented Sector Ombudsman
The Act provides for a future landlord redress scheme, but do not describe a landlord as enrolled or a service as handling enrolment until the relevant scheme, commencement rules and process are operational.
Private Rented Sector Database
The Act provides for a future database. Do not claim a property is registered, or collect a registration fee, before the government launches the applicable service and confirms the legal deadline.
Property standards measures
Further private-rented-sector standards and implementation details are subject to their own regulations, guidance and commencement. Continue meeting existing repair, fitness and safety duties now rather than waiting for a future standard.
Primary guidance
Check the live government source
Need to scope an operational review?
We can discuss the property, tenancy category and agency processes, then identify what falls within our service and what needs legal or specialist advice. We do not validate notices or provide legal advice.
FAQs
Renters' Rights questions
Answers reflect official guidance available on 22 August 2026. Check the linked source for later changes.
Is the Renters' Rights Act now in force?+
Major private-rented-sector changes took effect in England on 1 May 2026. Other provisions have separate commencement arrangements, so check the current government overview for the specific measure rather than treating the whole Act as one date.
What happened to an existing fixed-term AST?+
Most existing assured shorthold tenancies became assured periodic tenancies on 1 May 2026. The former fixed end date no longer ends the tenancy automatically. Different rules can apply to excluded or specialist arrangements.
Can I still serve Section 21?+
No, not for possession action under the post-1 May 2026 private assured-tenancy regime. Landlords generally need an applicable section 8 ground and must follow the current requirements. Seek legal advice before acting if the tenancy or transition position is unclear.
How can rent be increased?+
For an assured periodic tenancy, use Form 4A under the section 13 process, give at least two months' notice, do not increase during the first twelve months and do not increase more than once a year. The tenant can ask the First-tier Tribunal to determine the open-market rent.
Must landlords already join the new ombudsman or database?+
Do not assume so. These are future statutory measures and their operational services, deadlines and detailed requirements depend on commencement and government guidance. Check GOV.UK before paying, registering or stating that membership is complete.
Does this page cover every tenancy?+
No. It focuses on private assured tenancies in England. Regulated tenancies, social housing, lodgers, licences, holiday lets, company arrangements and other categories can follow different rules. Obtain advice on the actual arrangement.
Review the process, not just the paperwork
Start with the tenancy type and current facts. We will identify the appropriate agency, official or professional route before proposing any service.