Assured Periodic Tenancies After the Renters' Rights Act (England)

Every English assured shorthold tenancy converted to an assured periodic tenancy on 1 May 2026. Here's what that means, how notice works, and the paperwork landlords need to update.

Summary

On 1 May 2026 all English ASTs — fixed-term and periodic — became assured periodic tenancies by operation of the Renters' Rights Act 2025. Fixed terms no longer exist for new private lets.

Quick answer

You do not need to convert anything. On 1 May 2026 every English assured shorthold tenancy — fixed-term or periodic — became an assured periodic tenancy automatically under the Renters' Rights Act 2025 (SI 2026/421). What you do need to update is your agreement templates, your rent-increase process, and any notice wording that still refers to fixed terms or Section 21.

Introduction

Before 1 May 2026, landlords could choose between fixed-term or periodic ASTs and contractual versus statutory periodic rules. The Renters' Rights Act 2025 ended that. From 1 May 2026 every English residential tenancy is an assured periodic tenancy. Here's what's changed and what to update in your paperwork.

Steps

1. Understand the new tenancy structure — Every assured shorthold tenancy in England — fixed-term or periodic — converted to an assured periodic tenancy on 1 May 2026 by operation of the RRA. No new fixed-term ASTs can be created. The rent period (usually monthly) drives notice timing.

2. Update your tenancy agreement template — Stop using fixed-term AST templates. Move to an assured periodic tenancy template that reflects: tenant's 2-month notice right, landlord's Section 8-only route, the new pet-request framework, the Section 13 rent-increase process, e-service consent and PRS Database registration.

3. Re-issue prescribed information if your deposit handling changed — Most schemes treat the conversion as continuous deposit protection. But if you have updated landlord/agent contact details or changed schemes, re-serve the prescribed information. It's belt-and-braces, and the cost of getting it wrong is 1–3× the deposit.

4. Know the notice routes — Tenant: 2 months' written notice at any time, expiring at the end of a rental period. Landlord: Section 8 ground only — most commonly Ground 1 (move-in, 4 months' notice, 12-month bar), Ground 1A (selling, 4 months' notice, 12-month bar), Ground 6B (compliance with enforcement action) or Grounds 8/10/11 (rent arrears).

5. Update your rent-increase process — Contractual rent-review clauses in the old AST no longer have effect. Use Form 4A / Section 13 with 2 months' notice and an open-market figure. The First-tier Tribunal can confirm or reduce — never increase above what you proposed.

Common pitfalls

• Trying to enforce a remaining fixed term — it has no effect after 1 May 2026.
• Using an old-template AST that still references Section 21 — the document is now misleading and risks tenant challenge.
• Relying on a contractual rent-review clause — those clauses no longer bind.
• Forgetting to serve the current tenancy information sheet, or keeping only old How to Rent service evidence.

FAQ

Did my existing fixed-term AST automatically convert? Yes. On 1 May 2026, every assured shorthold tenancy in England — fixed-term or periodic — converted to an assured periodic tenancy. The rent, the property, the parties and the deposit protection stay the same. The notice and end-of-tenancy mechanics change.

Can I create a new fixed-term tenancy? Not for a private residential tenancy in England. All new tenancies are assured periodic tenancies by default. Certain limited categories (purpose-built student accommodation, some company lets) remain outside the assured regime entirely.

Do I need a new tenancy agreement? Not legally — the conversion happens automatically. But you should issue an updated tenancy agreement at the next opportunity so the document reflects the actual rights and obligations of both sides under the new regime.

References: - SI 2026/421 — Renters' Rights Act 2025 (Commencement No. 2) — https://www.legislation.gov.uk/uksi/2026/421/made - GOV.UK — Guide to the Renters' Rights Act — https://www.gov.uk/government/publications/guide-to-the-renters-rights-act/guide-to-the-renters-rights-act