If you had tenants in England on 1 May 2026, their tenancies changed that day without anyone signing anything. The Renters’ Rights Act 2025 abolished the assured shorthold tenancy (AST), and every existing AST and every new tenancy became an assured periodic tenancy (APT). It happened automatically, without new paperwork, but several consequences still catch landlords off guard.
This guide covers what actually converted, which clauses in your old AST are now unenforceable, and the three notices you must serve differently. It also covers the 31 May 2026 Information Sheet deadline. That date has passed, so if you missed it, 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:
- Fixed-term ASTs with months still to run
- ASTs already rolling on statutory periodic terms
- Starter tenancies inside their probationary period (social housing, where different rules apply)
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).
Conversion changed what you can do with each tenancy, not the records it runs on. From £7.99 a month, LetCompliance keeps every converted tenancy on its property with the rent, the deposit and the dates, writes the next agreement as an assured periodic tenancy, and on paid plans drafts Form 4A for a rent increase and Form 3A for possession. Get started
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.
- How to serve: email PDF, hand-deliver printout, or include with written communication
- Proof of service: dated email with read-receipt, or signed hand-over sheet
- Penalty for missing: civil penalty up to £7,000 per breach (referenced in Explanatory Notes; enforcement is fact-specific, so check live GOV.UK guidance)
For tenants on verbal tenancy only: you had to provide a written statement of terms by the same date instead, covering rent, deposit, landlord address and repair responsibilities. If you missed it, do it now.
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, not more often than every 52 weeks, with at least 2 months' notice. The tenant can challenge at the First-tier Tribunal.
3. Rent in advance
The only rent you can take in advance is the first rent payment, paid after signing and before the tenancy starts. 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 to respond in writing, or until 7 days after the tenant provides further information you reasonably ask for.
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. A Section 21 served before 1 May 2026 needed court proceedings started by 31 July 2026. That window has closed, so possession now goes through Section 8.
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: only the first rent payment can be taken before the start |
| "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, because 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:
- [ ] Information Sheet served to every existing written-tenancy tenant, with proof of service on file (if not, serve it now: you are already late)
- [ ] Every verbal-tenancy tenant has a written statement of key terms
- [ ] Your standard tenancy template has all void clauses removed for new lets
- [ ] A Section 13 rent-review workflow is in place (the only legal way to raise rent)
- [ ] A pet-request policy is ready (28-day response clock)
- [ ] No reliance on an old Section 21: the window to start court proceedings on one closed on 31 July 2026, so possession now means Section 8
- [ ] Register on the PRS database by your region's deadline (the service opens 15 December 2026; the last deadline is 14 November 2027)
FAQs
Do I need new tenant signatures for the conversion?
No. Conversion happens by operation of law.
Can I still include a "fixed term of comfort" clause for lender purposes?
The tenancy itself cannot be fixed-term. A side agreement cannot change that. 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: 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
- RRA Information Sheet: how to serve and prove: the 31 May 2026 deadline in detail
- Section 13 rent increase step by step: the only legal way to raise rent
- Section 8 grounds matrix: how possession works now
Get started. Your next let has to be periodic from day one, and LetCompliance builds that periodic tenancy agreement and sends it for e-signature with an audit certificate. For the tenancies you already have, it records the Information Sheet service date, the 28-day pet-request clock and your Section 13 notice history against each one, so the dates are on file if anyone asks.
Sources and scope
- GOV.UK: Renting out a property
- GOV.UK: Your landlord’s safety responsibilities
- HSE: Gas safety in rented properties
Every figure on this page is cited to GOV.UK, legislation.gov.uk or HSE and reviewed against the live source every quarter. This is guidance, not individual legal advice.
After Section 21: Possession Routes Map
Section 21 was abolished on 1 May 2026 and the window to use older notices closed on 31 July 2026. This map takes the reasons landlords served Section 21 and shows the Section 8 ground that fits.
- Your reason for possession matched to a Section 8 ground
- Notice period and the evidence the court will look for
- What bars a possession order, and what no longer does
- The first-year rule and the 12-month re-letting ban for Grounds 1 and 1A
Frequently asked questions
Did I need new tenant signatures when my AST converted on 1 May 2026?
No. Existing assured shorthold tenancies became assured periodic tenancies automatically on 1 May 2026, with no new paperwork. Landlords with written tenancies had to give tenants the government’s Information Sheet by 31 May 2026. Terms that conflict with the new rules, such as a fixed term or a rent review clause, have no effect.
What clauses in my old AST became unenforceable on 1 May 2026?
Fixed term, no-fault break clauses, annual CPI rent reviews, rent in advance beyond the first rent payment before the tenancy starts, 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 was the 31 May 2026 Information Sheet deadline?
Every existing tenant on a written tenancy had to receive the official Renters Rights Act Information Sheet (GOV.UK PDF) by 31 May 2026. That date has passed: if you missed anyone, serve it now by email, hand-delivery, or with regular written communication, and 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 had to be given a written statement of key terms by 31 May 2026 instead, covering rent, deposit, landlord address and repair responsibilities. If that has not happened, do it now. The Information Sheet PDF is additional good practice.
