When the Renters' Rights Act 2025 commences on 1 May 2026, every existing assured shorthold tenancy (AST) in England converts to a periodic assured tenancy (APT) automatically. You do not serve a notice. You do not amend the agreement. The conversion happens by statute — at one minute past midnight on the commencement day, every AST in the country is periodic.
What changes overnight is what you can and cannot do next. Section 21 is gone. Fixed-term clauses fall away. Rent-review clauses are disapplied. Section 13 becomes the sole rent-increase route. And the clock on possession grounds resets in subtle but important ways. This page is the landlord's conversion playbook — written specifically for the UK landlord with one or more ASTs running into May 2026.
What converts, what does not, on 1 May 2026
The auto-conversion applies to every AST that is still in force on commencement day, whether fixed-term or already periodic (statutory or contractual).
- Converts automatically. Any AST in force on 1 May 2026 becomes a periodic assured tenancy under the Housing Act 1988 as amended.
- Fixed terms end. Contractual fixed-term provisions in an AST that would otherwise run past 1 May 2026 are disapplied. The tenancy is periodic from day one.
- Rent-review clauses fall. Escalator clauses, RPI-linked rises and bespoke review mechanisms become unenforceable. Section 13 is the only lawful route to a rent rise.
- Deposit protection carries over. Existing deposits stay protected in the same scheme. You do not need to re-register — but check the prescribed information is still accurate and re-serve if particulars have changed.
- Tenant gives two months. After conversion, the tenant can end the tenancy on two months' written notice at any time, irrespective of the original fixed term.
The tenant communication you must send
The Act requires the landlord to issue a revised written statement of terms to every existing tenant within the prescribed window after commencement. The window is short and the penalty for missing it is a civil offence under the Housing Act 1988 as amended.
Your tenant communication should do three things: explain what has changed by operation of law, reassure the tenant that their rights on possession and deposit carry over, and issue the revised written statement. The LetSafe Transition Pack (LS-E-130) includes the tenant letter, the revised statement of terms, and the pre- vs post-commencement Section 21 cliff-edge decision tree in one file.
The Section 21 cliff-edge — do not miss this
A Section 21 notice served before 1 May 2026 remains valid and usable after conversion, provided the statutory notice period and the six-month bringing-of-proceedings window had not expired before commencement. A Section 21 served on or after 1 May 2026 is void. This produces a short window in April 2026 when landlords with live fixed-term issues can still choose Section 21 or wait for Section 8.
- Pre-commencement Section 21. Issued, dated and served before 1 May 2026 — enforceable on the old rules.
- On-the-day Section 21. Served on 1 May 2026 or later — invalid on its face, do not rely on it.
- Section 8 transition. For tenancies where you want possession after 1 May 2026, serve Section 8 on the expanded 2026 grounds — our Section 8 Notice Pack (LS-E-010) covers every ground including the new Ground 1A (landlord sale).
- Do the maths before 1 May. If your Section 21 notice period would not expire until after 1 May, you are materially better off serving before the cliff-edge — the subsequent six-month bringing-of-proceedings window protects you.
Rent increases across the conversion line
Contractual rent-review clauses in an AST become unenforceable on commencement. If a rent-review date falls within days of 1 May 2026, the contractual rise cannot take effect — you must serve Section 13. If the rent was already increased under a valid contractual mechanism before 1 May, the increase stands and the 12-month Section 13 clock starts from the most recent lawful review.
The practical effect is that many landlords lose the contractual rise pencilled in for summer 2026 unless Section 13 is served early enough to land before the tenant's next rental period.
Conversion checklist — what to finish by 30 April 2026
If you have one or more ASTs still live on 30 April 2026, work through this checklist before the switch.
- Audit every AST — note the rent, fixed-term end date, deposit scheme, and last rent-review date
- Decide whether to serve Section 21 before the cliff-edge for any tenancies with current issues
- Draft the tenant communication letter explaining the conversion (or use the Transition Pack)
- Draft the revised written statement of terms for each tenancy
- Diary the first available Section 13 date per tenancy
- Check deposit protection prescribed information is current and re-serve if needed
- Update your compliance calendar — gas, EICR, EPC, Right-to-Rent follow-ups
- Read the Private Landlord Database guidance for your region's rollout window
Frequently asked questions
Do I need to serve a notice to convert an AST to a periodic assured tenancy?+
No. The conversion happens automatically on 1 May 2026. You do not serve a notice, amend the agreement, or obtain the tenant's consent. By statute every existing AST in England becomes a periodic assured tenancy at commencement.
Does the fixed-term clause in my AST still apply after 1 May 2026?+
No. Fixed-term clauses in ASTs running across 1 May 2026 are disapplied on commencement. The tenancy becomes periodic from day one. Tenants can end the tenancy on two months' notice at any time, whether the fixed term had months left or not.
What notice period must I give before serving Section 8 after conversion?+
It depends on the ground. Rent arrears grounds (8, 10, 11) require two weeks. Anti-social behaviour (Ground 14) has no minimum. Ground 1A (landlord sale) requires four months and a 12-month minimum tenancy. Our Section 8 Notice Pack covers every ground with the correct period.
Can I still use a Section 21 notice served before 1 May 2026?+
Yes, provided the notice was validly issued before commencement, the statutory notice period would expire in time, and you bring possession proceedings within six months of notice. Section 21 notices served on or after 1 May 2026 are void.
Do I need to re-protect the deposit after conversion?+
No. The deposit remains protected in the same scheme. Review the Prescribed Information to make sure the particulars are still accurate. If any detail has changed (address, rental period, deposit amount), re-serve the updated Prescribed Information on the tenant.
Does this apply in Wales, Scotland or Northern Ireland?+
No. Auto-conversion is a feature of the English Renters' Rights Act 2025. Wales has its own periodic / fixed-term rules under the Renting Homes (Wales) Act 2016. Scotland's Private Residential Tenancy is already open-ended. Northern Ireland follows the Private Tenancies Act (NI) 2022.