On 1 May 2026, the Renters Rights Act 2025 abolishes the assured shorthold tenancy (AST) and replaces every existing AST — and every new tenancy — with an assured periodic tenancy (APT). This happens automatically, without new paperwork, but several consequences catch landlords off guard.
This guide covers: what actually converts, what clauses in your old AST become unenforceable, the three notices you must now serve differently, and the 31 May 2026 deadline that every landlord must hit.
What converts, and when
1 May 2026, midnight: every live AST (fixed-term or periodic) converts automatically to an assured periodic tenancy. This includes:
New tenancies granted on or after 1 May 2026 cannot be ASTs. They are APTs by operation of law. You can still use your existing tenancy agreement template, but clauses incompatible with the RRA regime are unenforceable — see below.
The 31 May 2026 Information Sheet deadline
Every existing tenant (with a written tenancy) must receive the statutory Information Sheet by 31 May 2026. See GOV.UK: The Renters Rights Act Information Sheet 2026.
For tenants on verbal tenancy only: you must instead provide a written statement of terms by the same date. Covers rent, deposit, landlord address, repair responsibilities.
What changes in practice
1. Fixed terms are gone
Any remaining fixed-term element becomes a rolling monthly tenancy. The tenant can give 2 months' notice to quit at any time — even mid-term.
2. Rent increases: Section 13 only
Rent review clauses in your old AST are unenforceable. You must use a Section 13 notice, once per 12 months, with at least 2 months' notice. The tenant can challenge at the First-tier Tribunal.
3. Rent-in-advance cap
You cannot demand more than 1 month's rent in advance. Any clause saying otherwise is void. Five weeks deposit is unchanged.
4. Pet-request right
The tenancy now carries an implied term giving the tenant the right to request a pet. Blanket pet bans are void. You have 28 days (extendable by 7 if you request information) to respond in writing.
5. Discrimination bans
Blanket refusals based on "no DSS", "no children", or benefit receipt are now unlawful.
6. Section 21 abolished
You cannot serve a new Section 21 after 30 April 2026. Any Section 21 already in force must be acted on via a court claim form request by 31 July 2026 or it expires.
Clauses in your old AST that are now unenforceable
| Clause | Status post-1 May 2026 |
|---|---|
| Fixed term (e.g., "6-month initial term") | Void — all tenancies are periodic |
| "No-fault break clause" | Void — Section 21 abolished |
| "Rent increases annually per CPI / landlord's discretion" | Void — Section 13 only |
| "Three months' rent payable in advance" | Void — 1 month cap |
| "No pets whatsoever" | Void — RRA pet consent right |
| "No benefit claimants" | Void — discrimination |
| "Six months' notice to quit by tenant" | Void — statutory 2 months max |
You don't need to reissue the tenancy agreement to fix these — the RRA overrides them automatically. But sending a new written statement of key terms is good practice.
Practical checklist for 1 May 2026 and 31 May 2026
By 30 April 2026
By 1 May 2026
By 31 May 2026
FAQs
Do I need new tenant signatures for the conversion?
No. Conversion happens by operation of law. But tenants can voluntarily sign a "Notice of Conversion" summary for their own records.
Can I still include a "fixed term of comfort" clause for lender purposes?
The tenancy itself cannot be fixed-term. You can have ancillary agreements (e.g., a lodger-like operating memorandum) but they don't override the APT nature. Speak to your mortgage lender about the implications.
Do deposit protection rules change?
No. Tenancy deposits remain capped at 5 weeks' rent (6 if annual rent ≥ £50k), protected within 30 days, prescribed information served. Deposits already protected roll through conversion unchanged.
Does the Information Sheet need to be in a specific format?
Yes — use the official PDF on GOV.UK. Don't re-type, paraphrase, or summarise — it must be the unaltered government publication.
My tenant is on a 12-month fixed term running until September 2026. What happens on 1 May?
The fixed term dies. From 1 May 2026 the tenancy is periodic. The tenant can give 2 months' notice to quit at any point from then on.
Where to go next
Start your 14-day LetCompliance trial to record Information Sheet service dates, pet-request timers and Section 13 notice history per tenancy — the audit trail RRA enforcement relies on.
Frequently asked questions
Do I need new tenant signatures when my AST converts on 1 May 2026?
No — conversion to an assured periodic tenancy happens automatically by operation of law. No new paperwork needed. But you must still give every existing written-tenancy tenant the statutory Information Sheet by 31 May 2026, and any void clauses in your old AST (fixed term, rent review, no pets, etc.) are unenforceable from 1 May.
What clauses in my old AST become unenforceable on 1 May 2026?
Fixed term, no-fault break clauses, annual CPI rent reviews, rent-in-advance over 1 month, blanket pet bans, "no DSS" or "no children" restrictions, and any tenant-side notice period longer than the statutory 2 months. Your tenancy becomes assured periodic with statutory terms overriding the written agreement.
What is the 31 May 2026 Information Sheet deadline?
Every existing tenant on a written tenancy must receive the official Renters Rights Act Information Sheet (GOV.UK PDF) by 31 May 2026. Serve by email, hand-delivery, or with regular written communication. Keep dated proof of service. Civil penalties up to £7,000 per breach are referenced in official materials (check live GOV.UK guidance for enforcement specifics).
If my tenant is on a verbal tenancy, do they still get the Information Sheet?
Verbal-tenancy tenants must be given a written statement of key terms by 31 May 2026 instead — covering rent, deposit, landlord address, repair responsibilities. The Information Sheet PDF is additional good practice.