Until now, most private renters in England have been on assured shorthold tenancies with a fixed term of 6 or 12 months. When the fixed term expired, the tenancy either ended or rolled into a periodic arrangement, and the landlord could serve a Section 21 notice at any point to take the property back without giving a reason.
That’s changing from May 1st, when the Renters’ Rights Act replaces the old system with a new single tenancy type: the assured periodic tenancy. Every existing tenancy converts automatically on that date. You don’t need to sign or negotiate anything, and there’s no need for a new tenancy agreement.
Before the Renters' Rights Act, assured shorthold tenancies came in three types: the usual fixed-term tenancy, and two types of periodic tenancy. It's worth knowing the difference because you'll still see the terminology around.
Neither of these periodic tenancies gave tenants any real security. Both were types of assured shorthold tenancies, which meant the landlord could still use Section 21 to end the tenancy without a reason, giving just two months’ notice as long as there was no fixed term in place.
From May 1st, however, there’s one type of tenancy, and it’s fully assured.
Every single existing assured shorthold tenancy in England, whether fixed-term or periodic, automatically becomes an assured periodic tenancy. It doesn’t matter whether you’re mid-way through a 12-month fixed term, because that fixed term is immediately voided. If your tenancy already rolled onto a periodic basis, it converts to the new type, as does any fixed term you might have signed in the run-up to May 1st.
We’ve seen lots of discussion online about letting agents pushing tenants to sign up to new fixed terms even though they’re being abolished. This is nothing to worry about and is simply an example of unscrupulous agents trying to extract signing fees from landlords who don’t know any better. Even if you signed a brand new 12-month fixed term on April 30th, that fixed term has no legal effect from May 1st.
It’s important to note that your existing tenancy agreement still applies; you don't need to sign anything new. The lawful terms in your contract (your rent, your deposit, repair obligations, rules about subletting) all carry over, it’s only the legal classification that changes.
Your landlord must give you the government's official Information Sheet by May 31st, 2026, explaining the new rules. If they don't, they face a fine of up to £7,000. If you haven't received it by then, ask for it in writing.
From May 1st, all tenancies can be ended by the tenant by giving two months’ notice. This is by far one of the biggest headline changes introduced by the Act.
Under the old system, if you were in a fixed term, you generally couldn't leave before it ended unless your agreement contained a break clause or you negotiated a surrender with your landlord, often at a cost.
After May 1st, that restriction is gone, and tenants can give two months’ written notice to end a tenancy at any point from day one. There’s no minimum term, lock-in, or reason required, and notice can be given by letter, email, or text.
If your tenancy agreement says you need to give more than two months' notice, that clause is void because the statutory minimum of two months’ is also the maximum notice the landlord can require. However, you can both agree to a shorter notice period (e.g., one month) in writing.
There’s a slight caveat to giving notice in that your notice must expire on the day rent is due, or the day before.
If, for example, your rent is due on the 1st of each month and you give notice on June 5th, your notice can’t end on the August 4th. It has to run until August 31st or September 1st, depending on how your rent due date falls.
The safest approach for tenants is to count two full rent periods forward from the next rent due date after notice is served. Going back to the example dates above, if your rent is due on the 1st and you give notice on June 5th, your earliest end date is September 1st (the next rent date is July 1st; two full periods forward is September 1st).
Rent must be paid throughout the notice period. If you stop paying before the notice expires, you're in arrears.
If you're on a joint tenancy, any one tenant can serve notice that ends the tenancy for everyone. This has been the law since the Supreme Court decision in Hammersmith and Fulham LBC v Monk (1992), and the Renters' Rights Act doesn't change it.
This matters for those in house or flatshares because if one housemate gives notice without telling the others, the tenancy ends for all the joint tenants. The remaining tenants would need to negotiate a new agreement with the landlord, and there's no automatic right to stay.
If you're in a joint tenancy and thinking about leaving, talk to your flatmates first.
The previous three routes landlords used to end a tenancy are now gone.
From May 1st, the only way your landlord can end your tenancy is by proving a valid ground for possession under Section 8 of the Housing Act 1988.
That means going to court and demonstrating one of the grounds in Schedule 2 of the Act: wanting to sell, wanting to move in, serious rent arrears, antisocial behaviour, and others. The court has discretion on most (but not all) grounds and can refuse the claim.
Your existing tenancy agreement remains as-is, but several of its clauses will become unenforceable from May 1st.
Void from 1 May 2026:
Overridden by the new rules:
Still enforceable:
If your landlord tries to get you to sign a new agreement after May 1st, then it’s worth checking it carefully. Although they’re allowed to issue a new one, it can’t contain a fixed term, rent review clause, or set a rent period longer than monthly. If it does, those clauses have no legal effect regardless of what you sign.
If you have questions about your tenancy after May 1st, 2026, or if your landlord hasn't provided the Information Sheet by May 31st, these services are free. Shelter's helpline is available on 0808 800 4444. Citizens Advice can help online or through your local bureau. You can also report Information Sheet non-compliance to your local council, which has the power to issue fines.
It's the new default tenancy type created by the Renters' Rights Act 2025. From May 1st, 2026, every private tenancy in England is an assured periodic tenancy. It rolls on monthly with no fixed end date. Your landlord can only end it by proving a Section 8 ground in court. You can end it at any time by giving two months' notice.
Yes. Every existing assured shorthold tenancy in England, whether fixed-term or already periodic, automatically becomes an assured periodic tenancy on May 1st, 2026. You don't need to sign anything, and your landlord doesn't need to do anything for the conversion to happen.
No. Fixed-term end dates have no legal effect from May 1st, 2026. Your tenancy continues on a monthly basis until you choose to leave or your landlord proves a valid Section 8 ground in court.
Yes, two months is the minimum. Your notice must expire on the day rent is due or the day before. If you serve notice mid-period, the effective notice period could be closer to three months. The safest approach is to serve notice on or just before your rent due date.
Their notice ends the entire tenancy for everyone. The remaining tenants would need to negotiate a new agreement with the landlord, and there's no automatic right to stay. This has been the law since the Supreme Court decision in Hammersmith & Fulham v Monk (1992) and the Renters' Rights Act doesn't change it.
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