On 1 May 2026, the Renters’ Rights Act 2025 abolished the assured shorthold tenancy (AST) and replaced every existing AST, and every new tenancy — with an assured periodic tenancy (APT). This happened automatically, without new paperwork, but several consequences still catch landlords off guard.
This guide covers: what actually converted, what clauses in your old AST are now unenforceable, the three notices you must serve differently, and the 31 May 2026 Information Sheet deadline, which has now passed, so if you missed it you need to act now.
What converts, and when
1 May 2026, midnight: every live AST (fixed-term or periodic) converted automatically to an assured periodic tenancy. This included:
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) had to receive the statutory Information Sheet by 31 May 2026. That deadline has now passed, so if you have not served it you are in breach — serve it immediately and keep proof. 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.
Post-conversion checklist: what to confirm now
Both the 1 May and 31 May 2026 dates have passed. Use this as a catch-up audit:
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 free, no card needed to generate an RRA-compliant periodic tenancy agreement with e-sign and an audit certificate, then record Information Sheet service dates, pet-request timers and Section 13 notice history per tenancy — the audit trail RRA enforcement relies on.
Section 21 → Section 8 Transition Map (2026)
Section 21 was abolished on 1 May 2026. Map every active S21 / Form 6A scenario onto a valid Section 8 ground with this 2-page transition guide.
- Pre-1 May 2026 Form 6A — still valid? Decision tree
- Map every S21 trigger to a Section 8 mandatory / discretionary ground
- Ground 8 (rent arrears) — 13-week threshold under RRA 2025
- Top 5 evidence packs courts now expect for possession
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.