For landlords with existing tenancies, the changes are equally significant. The transitional period under the Renters' Rights Act 2025 ended on 1 May 2026. From that date, all assured shorthold tenancies that were still running (whether fixed-term or periodic) became Periodic Assured Tenancies. Landlords could no longer serve new fixed-term renewals to existing tenants.
This creates a fundamental change in how the landlord-tenant relationship works at what was previously 'renewal' time. Instead of a defined end point where both parties either renegotiate a fixed term or the tenant leaves, the tenancy simply continues indefinitely. Rent increases require a formal Section 13 notice, the landlord cannot simply agree a new rent in a new fixed-term agreement.
What happened to fixed-term ASTs from 1 May 2026?
The transitional provisions of the Renters' Rights Act 2025 converted all existing ASTs to Periodic Assured Tenancies on 1 May 2026. The key effects were:
- Any fixed-term AST that was still running on 1 May 2026 automatically became a Periodic Assured Tenancy on that date
- The tenancy continues without a fixed end date, the tenant no longer has a 'move-out date' built into the tenancy
- Landlords cannot serve a new fixed-term tenancy agreement to existing tenants to 'renew' the tenancy
- Section 21 notices ceased to be valid from 1 May 2026, landlords must use Section 8 possession proceedings
- The original deposit, deposit protection, and prescribed information remain valid, landlords do not need to re-protect
What replaces a fixed-term renewal?
With no fixed end date on tenancies, 'renewal' as traditionally understood no longer exists. What happens instead:
- The tenancy simply continues month-to-month (or week-to-week), no action is required from either party to 'renew'
- Landlords who want to increase the rent must serve a valid Section 13 notice proposing a new rent, the landlord cannot unilaterally increase rent by any other method
- Tenants can end the tenancy at any time by giving 2 months' written notice (at least 2 clear months)
- Landlords can only end the tenancy by serving a valid Section 8 notice on one of the statutory grounds (Grounds 1 to 17)
- There is no longer any automatic incentive for a tenant to move out at the end of a fixed term
How to increase rent on a periodic tenancy
Landlords who previously used a fixed-term renewal to agree a higher rent with the tenant must now use the Section 13 process:
- Serve a Section 13 notice proposing the new rent, the notice period must be at least 2 months (or 1 month for weekly/fortnightly tenancies)
- The new rent cannot take effect sooner than 52 weeks from the start of the tenancy or from the date the last rent increase took effect
- The tenant can challenge a Section 13 notice at the First-tier Tribunal (Property Chamber) if they believe the proposed rent is above the open market rate
- The tribunal will determine the market rent, it cannot order a rent below the current rent
- Section 13 is the only lawful route for a landlord to increase rent on a Periodic Assured Tenancy, any other increase mechanism (including a new lease) is not valid
Deposit on tenancy continuation
When a fixed-term AST became a Periodic Assured Tenancy on 1 May 2026, existing deposit protection remained valid:
- The existing deposit protection in the TDP scheme continues, landlords do not need to re-protect or re-serve prescribed information solely because of the Renters' Rights Act transition
- If the tenant agrees to pay a higher deposit (not possible in England, it is prohibited to increase a deposit above 5 weeks' rent after the tenancy starts), protection obligations restart
- If the tenancy changes so fundamentally that it is treated as a new tenancy in law, the 30-day re-protection clock restarts
- At the end of the tenancy (when the tenant gives 2 months' notice and leaves), deposit deduction rules and dispute procedures are unchanged
New tenancies from 1 May 2026, no 'renewal' at all
For any new tenancy started after 1 May 2026, there is no concept of renewal because the tenancy has no fixed end date:
- The tenancy agreement must be drafted as a Periodic Assured Tenancy from the outset
- There is no expiry date, the tenancy runs indefinitely until the tenant gives notice or the landlord obtains a possession order
- Landlords should include a rent review clause specifying that rent will be reviewed annually and increased by reference to the Section 13 process
- The tenant has full security of tenure from the start, they cannot be removed without a statutory ground
- 12-month protection: under new Ground 1A (sale) and Ground 1 (landlord occupation), the landlord cannot serve notice in the first 12 months of the tenancy
What landlords should do now, practical steps
If you have existing tenants or are granting new tenancies in 2026, these are the practical steps to take:
- Review all tenancy agreements: If you have tenancy agreements that reference a fixed end date or contain Section 21 notice provisions, these are now obsolete, update your template for any new tenancy
- Set up a rent review reminder: Since you can now only increase rent via Section 13, set a reminder 2 to 3 months before the anniversary of the tenancy to serve a Section 13 notice if needed
- Do not serve new fixed-term renewals: Offering a tenant a 'new 12-month fixed-term' is not permitted, the tenancy is already periodic and continues automatically
- Use RRA-compliant Section 8 notices: If you need to recover possession, use the updated Section 8 notice templates that reflect the new grounds and notice periods from May 2026
- Check deposit protection is current: Verify the deposit remains protected in the TDP scheme and that the prescribed information given at the start remains valid
Frequently asked questions
Do I need a tenancy renewal agreement or an extension agreement in 2026?+
No. Since 1 May 2026 tenancies in England are Periodic Assured Tenancies that continue automatically, so there is nothing to renew or extend, signing a new fixed-term 'renewal' or 'extension' agreement is not permitted and has no effect. You only need paperwork in three situations: (1) to record a change the parties agree, such as adding or removing an occupant, use a written variation to the existing tenancy rather than a renewal; (2) to increase the rent, use a Section 13 notice (Form 4A), not a new agreement; and (3) for a genuinely new letting to a new tenant, use a compliant Periodic Assured Tenancy agreement. If your current tenancy is still on a pre-2026 fixed-term template, replace it with a periodic agreement for any new let.
Can I offer my tenant a new fixed-term tenancy in 2026?+
No, from 1 May 2026, you cannot grant a new fixed-term AST to any tenant in England. All new tenancies must be Periodic Assured Tenancies. Offering a fixed-term renewal to an existing tenant is not a lawful tenancy under the new regime and would be unenforceable as a fixed-term.
My tenant's fixed-term tenancy ended before 1 May 2026 and is already periodic, do the new rules apply?+
Yes, the Renters' Rights Act 2025 converted all remaining assured shorthold tenancies to Periodic Assured Tenancies on 1 May 2026, regardless of whether they were already rolling. The main practical change is that Section 21 notices are no longer valid, you must use Section 8 for any possession action.
Can I increase the rent at the end of what used to be the fixed term?+
Yes, but only via a Section 13 notice. You must serve at least 2 months' written notice proposing the new rent. The increase cannot take effect sooner than 52 weeks after the start of the tenancy or from the date the last increase took effect. The tenant can challenge the proposed increase at the First-tier Tribunal.
Does my tenant have to give notice to leave?+
Yes, on a Periodic Assured Tenancy, the tenant must give at least 2 months' written notice to end the tenancy. For weekly tenancies, the minimum notice is 4 weeks. The notice must end on a rent payment date (the last day of a rent period). A tenant who leaves without proper notice remains liable for rent until the notice period expires.
What if I want to sell the property?+
You can use new Ground 1A under Section 8 to recover possession if you genuinely want to sell with vacant possession. You must serve a Section 8 notice specifying Ground 1A with 4 months' notice. Ground 1A cannot be used in the first 12 months of the tenancy, and after obtaining possession under Ground 1A you must not re-let or re-market the property for 12 months.
This page is drafted against the legislation below. Always check the current text of the law before acting.
- Renters' Rights Act 2025 (legislation.gov.uk)
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