How are Tenancy Agreements changing under the Renters’ Rights Act?

26 February, 2026

From 1st May 2026, the Renters’ Rights Act will introduce the most significant reform to residential tenancy agreements in over 30 years.

As a result, landlords in England will see a fundamental change in how tenancy agreements are structured. The traditional Assured Shorthold Tenancy (AST), created under the Housing Act 1988, will be replaced with a system based entirely on periodic tenancies.

In this post we explain how these changes will impact both existing and new tenancy agreements. We also outline the practical support we will provide landlords as the managing letting agent.

The current system – Assured Shorthold Tenancies

Since 1988, the Assured Shorthold Tenancy (AST) has been the default structure for residential lettings in England.

Key Features of ASTs:

Tenancies usually begin with a fixed term (typically 6 or 12 months).
At the end of the fixed term, the tenancy either renews or becomes periodic.
In order to regain possession, landlords can rely on:
- Section 21 (the “no-fault” route), or
- Section 8 (where legal grounds apply).

Over time, landlords have become familiar and comfortable with this model. The fixed-term approach has provided predictability, clearly defined end dates and relatively straightforward possession routes when required.

The system from 1st May 2026 – Periodic Tenancies

From 1st May 2026, however, the framework changes significantly.

Under the Renters’ Rights Act reforms:

All tenancies will operate as periodic agreements.
There will be no fixed-term agreements.
Tenancies will roll from month to month.
Section 21 will be abolished.
Possession will rely solely on revised statutory grounds (Section 8).

In effect, this marks a shift away from a system based on fixed time periods toward one based on defined legal grounds.

Although landlords will still be able to recover possession, this will only be possible where a valid statutory ground applies. (You can read more in our post How do I get possession of my rental property under the RRA?).

What happens to existing AST agreements from 1st May?

Naturally, many landlords are asking what happens to existing tenancy agreements.

From 1st May, all existing ASTs will automatically transition into the new periodic system under the Renters’ Rights Act.

This means that:

Fixed terms will no longer operate in the same way.
Agreements will continue as periodic tenancies.
Section 21 will no longer be available after that date.
Any possession action by the landlord must rely on the revised statutory grounds.

Importantly, there is no requirement to issue brand new tenancy agreements on 1st May. The transition happens automatically in law, and existing agreements can remain in place. Nevertheless, the legal framework governing those agreements changes from that point forward.

What does the change from ASTs mean in practical terms?

While the legal structure is changing, many practical aspects of letting your property remain the same. That said, there are important differences to consider.

For Landlords

Going forward:

Reliance on a fixed-term agreement expiring as a routine way of gaining possession will no longer be possible.
Instead, any eviction must meet a prescribed statutory ground.
Therefore, notice procedures and compliance documentation become even more critical.
In addition, greater emphasis will be placed on assessing long-term tenant suitability.
Finally, strategic planning is essential if you intend to sell or move back into your property.

For Tenants

At the same time, tenants will experience:

Increased security of tenure.
Greater flexibility to give notice without waiting for a fixed term to end.
The removal of “no-fault” eviction.

Overall, for landlords this is primarily a structural and procedural adjustment rather than a removal of rights. The core principles of good property management remain unchanged.

How we will support Landlords through the transition

Legislative reform brings complexity. Our role is to simplify it and protect your position at every stage.

As your managing letting agent, we will:

Manage existing tenants with ASTs through the changes

Although current AST agreements do not need to be replaced, tenants with ASTs in place on 1st May must be issued with an official Information Sheet (due to be published by the Government in March).

To ensure compliance, we will issue this document to tenants of managed properties and handle all associated communication regarding the regulatory updates.

Introduce new Tenancy Agreements

For all new lets, we will implement fully compliant periodic tenancy agreements. At the same time, we will ensure all documentation reflects the revised statutory framework while safeguarding your interests.

Maintain robust referencing

Because tenancies are expected to run for longer periods, careful tenant selection becomes even more important. For that reason, we will continue to carry out thorough referencing and affordability assessments in order to minimise risk.

Strengthen compliance oversight

Under the new regime, possession claims will depend heavily on full compliance. This includes:

Valid Gas Safety Certification
Correct Deposit Protection
Up-to-date EPC documentation
Properly served prescribed information

We already operate detailed compliance tracking systems and will continue to tighten oversight as the reforms take effect.

Provide possession strategy guidance

If you are considering selling, refinancing or regaining occupation, we will provide clear advice on:

Applicable possession grounds
Correct notice procedures
Likely timescales and associated risks

Proactive Communication

Above all, rather than simply reacting to legislative change, we will interpret it, implement it and guide you through it. In doing so, we will ensure you remain fully prepared well ahead of 1st May and into the future.

Should Landlords be concerned?

Understandably, reform creates uncertainty. However, landlords who operate professionally and seek early advice are unlikely to experience significant disruption.

While the move to periodic tenancies alters the structure of agreements, it does not remove your right to recover your property where lawful grounds apply.

With the right advice, accurate documentation and forward planning, landlords can continue to operate confidently under the new regime. Our objective is to ensure you are fully prepared long before the legislation takes effect — rather than reacting once it is already in force.

If you would like to discuss your specific circumstances, we are here to provide guidance and practical support tailored to your property and tenancy.

Our Guide for Landlords provides more information on the Renters’ Rights Act and the support we provide to help our landlords remain fully compliant.

More detailed information is also available in the Government’s Guide to the Renters’ Rights Act.

Other posts on the Act that you might find of interest: