Assured shorthold tenancies: England's new compliance rules

If you own a buy-to-let property in England, 1 May 2026 changed the legal basis of every tenancy you hold. The Assured Shorthold Tenancy (AST) no longer exists for new lets. Existing ASTs auto-converted to Periodic Assured Tenancies (APTs) on that date. Here is what you need to know and do.

What happened to your AST on 1 May 2026

Your Assured Shorthold Tenancy automatically converted to a Periodic Assured Tenancy under the Renters' Rights Act 2025 (Phase 1). You do not need to sign a new tenancy agreement. The conversion is statutory. Key changes from that date:

• The fixed-term clause became unenforceable. The tenancy is now periodic (rolling month to month, or week to week if rent was paid weekly).
• Section 21 no-fault eviction is abolished. You cannot serve a new Section 21 notice on or after 1 May 2026.
• Rent increases now require a Section 13 notice only. Review clauses in the old AST are overridden.
• Tenants may make a written pet request. You have 28 days to respond in writing.

The Information Sheet: what it is and why it matters

The Renters' Rights Act 2025 requires landlords to serve a prescribed Information Sheet on each existing tenant. This document explains the new tenancy regime in plain English. The deadline is 31 May 2026 for tenancies that were live on commencement day (1 May 2026).

Consequences of not serving it on time: breach of the information duty is enforceable by the local authority with a civil penalty of up to £7,000. It does not invalidate a Section 8 notice (the Renters' Rights Act possession restrictions are deposit protection and, once live, Private Landlord Database registration), but serve it promptly to avoid penalties.

Compliance steps for existing landlords

1. Confirm you have served the Information Sheet on every English tenant by 31 May 2026. Keep signed proof of service.
2. Audit your rent-review process. Any review clause in the old AST is now overridden. All rent increases go via Form 4A (Section 13 Notice of Increase). One increase per 12-month rolling window.
3. Update your possession grounds knowledge. Section 21 is gone. Section 8 is now your only possession route. Know your grounds: mandatory (must be granted if proved) versus discretionary (judge has discretion).
4. Respond to pet requests in writing within 28 days. A missed deadline does not grant automatic consent, but a late or unreasonable refusal is a breach the tenant can pursue through the PRS Ombudsman or the courts.
5. Check your deposit protection is current. Nothing changes here: DPS, MyDeposits, or TDS, within 30 days, Prescribed Information served.

New tenancies granted after 1 May 2026

Any tenancy granted on or after 1 May 2026 must be a Periodic Assured Tenancy from day one. You cannot grant a new fixed-term AST. The tenancy is periodic, month-to-month, from the start date. Use the LetSafe Periodic Assured Tenancy Agreement (LS-E-001) for all new English lets.

Section 8 grounds after the Renters' Rights Act 2025

The Section 8 grounds list has been rebuilt. Key changes:

• Ground 1A (sale): new ground. You intend to sell. Requires 4 months notice. Minimum tenancy of 12 months before you can use it.
• Ground 8 (rent arrears): threshold raised to 3 months arrears both at notice and at hearing.
• Ground 6A (redevelopment): new ground for significant redevelopment requiring vacant possession.
• Grounds 7A, 14A (ASB): strengthened. Mandatory ground introduced for certain serious ASB convictions.