Your AST converts on 1 May 2026. Here’s what changes, and what you need to do.
At midnight on 1 May 2026, most existing Assured Shorthold Tenancies in England convert by operation of law to periodic Assured Tenancies under the Renters’ Rights Act 2025. The conversion itself is automatic, you don’t need to sign anything. But it triggers immediate statutory obligations on landlords, and a number of practical changes you need to plan for.
This wizard covers tenancies in England only. Wales, Scotland and Northern Ireland have separate regimes, use the jurisdiction chooser in the header.
Phase 1, Now in effect
Renters' Rights Act 2025 commenced 1 May 2026
Before vs after
| Before (until 30 Apr 2026) | After (from 1 May 2026) | Impact |
|---|---|---|
| Section 21 'no fault' notice | Abolished. No Section 21 notice can be served on or after 1 May 2026. Notices validly served before that date follow transitional rules, check the commencement order. | high |
| Assured Shorthold Tenancy (AST) | Most existing ASTs convert by operation of law to periodic Assured Tenancies at midnight. Excluded categories (resident landlords, lets to companies, certain student lets, holiday lets, long leases over 7 years, supported accommodation) do not convert. | high |
| Fixed term (e.g. 6 or 12 months) | The fixed term in an existing AST ceases to bind from conversion. New lettings on or after 1 May cannot be granted on a fixed term. | high |
| Section 13 rent increase, any frequency | One increase per 12-month period, only to open-market level, prescribed Form 4A, with a First-tier Tribunal challenge route. | high |
| Pets: at landlord discretion | Tenant may request consent; landlord must not unreasonably refuse. Landlord may require pet damage insurance. Landlord response required within 28 days. | medium |
| Bidding wars | Banned. Advertised rent is the ceiling at which offers may be accepted. | medium |
| Information sheet: none | Mandatory. Landlords must serve the prescribed Information Sheet on every existing tenant by 31 May 2026, and before or at the start of any new tenancy. Penalty up to £7,000 per breach. | high |
| Ground 8 rent arrears: 2 months / 8 weeks | Threshold raised to 3 months / 13 weeks. Notice period 4 weeks. | high |
| Possession ground for sale: none | New Ground 1A. 4 months' notice. Earliest possession date cannot fall within first 12 months of tenancy. 12-month re-let ban after possession. | high |
| PRS Ombudsman: voluntary | Mandatory membership when Phase 2 commences (date pending). Failure to join will prevent possession action. | high |
| Private Landlord Database: none | Mandatory registration in your region when rolled out (Phase 2, regionally phased through 2026 and beyond). Penalty up to £40,000 and loss of right to serve possession until you comply. | high |
What you must do
- ✓Identify every English AST in your portfolio
- ✓Confirm whether any fall within an excluded category that does not convert
- ✓Diary the last date a Section 21 notice can be validly served (30 April 2026)
- ✓Plan to serve the Information Sheet on every existing tenant by 31 May 2026
- ✓Update tenancy-agreement templates for new lettings from 1 May (use LS-E-001)
- ✓Review rent-increase timing under the new 12-month cap and Form 4A procedure
- ✓Diary the PLD registration window for your region when announced
- ✓Confirm your PRS Ombudsman membership route ahead of Phase 2 commencement
Common misconceptions
- ✓"My existing fixed term is binding until it expires.", No. The fixed term in an existing AST ceases to bind from 1 May 2026. The tenancy continues as a periodic Assured Tenancy.
- ✓"I don't need to do anything because the conversion is automatic.", The conversion is automatic. The compliance obligations triggered by it are not. The Information Sheet alone carries a £7,000 penalty per breach.
- ✓"Section 21 is gone, so I can't recover possession.", You can, via Section 8 on a statutory ground. See our Section 8 grounds reference page.
- ✓"This applies UK-wide.", No. The Renters' Rights Act 2025 is England-only, with the limited Welsh anti-discrimination extension from 1 June 2026.
This page covers the position in England under the Renters’ Rights Act 2025. For Wales, Scotland and Northern Ireland, select the relevant jurisdiction in the header. Information only, not legal advice, if your portfolio includes excluded categories, mixed-jurisdiction properties, or contracts in dispute, take specialist advice.
The Transition Pack does all the letters for you.
Our hero SKU (LS-E-130) includes the tenant notification letter, a portfolio checklist, a rent-review timing playbook, and the full Information Sheet service log. Buy once, use it across your whole portfolio.
Last reviewed: 17 May 2026 against the Housing Act 1988 as amended by the Renters’ Rights Act 2025 (Royal Assent 27.10.2025).