The concept of 'tenancy renewal' was built around the Assured Shorthold Tenancy model: a fixed-term AST expires, and the landlord and tenant agree to either sign a new fixed-term agreement or let it roll on month to month. That model no longer exists for new lettings from 1 May 2026, and for all tenancies in force on 1 May 2026, the existing AST automatically converted to a Periodic Assured Tenancy (PAT) on that date.
There is no such thing as a 'fixed-term AST renewal' in England from 1 May 2026. Every tenancy is now periodic from day one. 'Renewal' in the traditional sense, signing a new fixed-term agreement, is no longer a lawful option for residential private rented accommodation.
What 'renewal' meant under the old AST regime
Before 1 May 2026, a standard residential letting in England worked like this: a 6 or 12 month fixed-term AST was signed; when it expired, the landlord could offer a new fixed-term AST (a 'renewal'), or let the tenancy roll onto a periodic (month-to-month) basis automatically under section 5 of the Housing Act 1988. Many landlords charged a 'renewal fee' for signing a new fixed-term, this was banned for agents by the Tenant Fees Act 2019 but some landlords still attempted it informally.
- Fixed-term AST expires: landlord and tenant could sign a new fixed-term (a 'renewal')
- Alternatively: the tenancy rolls month-to-month automatically, a 'statutory periodic tenancy'
- Many tenants preferred fixed-terms for security; many landlords preferred them for the ability to use Section 21 after expiry
What happens instead from 1 May 2026
From 1 May 2026, all new private residential lettings in England must be on a Periodic Assured Tenancy. There is no fixed-term. The tenancy starts, it is periodic from day one, and it continues indefinitely until one of the following events occurs:
- The tenant gives notice to end the tenancy (the statutory notice period is 2 months for a periodic tenancy under the Renters' Rights Act 2025)
- The landlord obtains a possession order from the court based on a valid Section 8 ground
- Both parties agree in writing to end the tenancy by surrender
You now have greater security. Your tenancy does not have a built-in expiry date. You cannot be asked to leave simply because a fixed-term has ended. If you want to leave, you give 2 months' written notice. If your landlord wants you to leave, they must prove a statutory ground to the court.
Can landlords still ask tenants to 'sign a new agreement'?
Yes, but the new agreement must be a Periodic Assured Tenancy, not a fixed-term AST. There is sometimes a legitimate reason to sign a fresh agreement: a change in rent, a new co-tenant joining, or simply formalising an arrangement. However, a landlord cannot pressure a tenant to sign a new agreement as a condition of staying, doing so is likely to constitute a tenant fee (prohibited under the Tenant Fees Act 2019) or harassment.
- A fresh PAT agreement can be used to update terms, add a co-tenant, or document a new rent level
- The new agreement must be compliant with the Renters' Rights Act 2025
- Tenants cannot be charged for signing a new agreement
- A tenant who refuses to sign a new agreement does not automatically lose their tenancy, the existing PAT continues
Rent increases, the Section 13 mechanism
One practical consequence of ending fixed-term renewals is that rent can no longer be 'reset' at renewal time. Landlords used to increase the rent simply by offering a new fixed-term at a higher figure. On a PAT, the only lawful mechanism for increasing rent is Section 13 of the Housing Act 1988, which allows one rent rise per 12-month rolling window, with two months' notice on the statutory Form 4A.
- Use Form 4A (Section 13 notice) to propose a rent increase
- Minimum 2 months' notice before the increase takes effect
- Maximum one increase per 12 months
- Tenant can refer the proposed increase to the First-tier Tribunal for a market rent determination
- Do not simply demand a higher rent verbally or by invoice, it is not legally binding and the tribunal could reduce the rent
Key points for landlords managing existing tenancies
- Your existing AST became a PAT automatically on 1 May 2026, you did not need to sign anything
- If your fixed-term was still running on 1 May 2026, the fixed term fell away but the tenancy continues on a periodic basis
- You cannot serve a Section 21 notice after 1 May 2026, even for a tenancy that pre-dates the Act
- Serve the statutory Information Sheet on any tenant who had a tenancy in force on 1 May 2026 by 31 May 2026
- If you want to increase the rent, use Section 13 (Form 4A), not a 'renewal at a higher rent'
If you have an existing AST template you use for new lettings, it is now non-compliant, you must switch to a Periodic Assured Tenancy Agreement from 1 May 2026. Our PAT Agreement template is available in the shop, drafted against every commenced provision of the Renters' Rights Act 2025.