What Happens to My Tenancy Agreement on 1st May 2026?

One of the most common questions landlords are asking right now is: what actually happens to my tenancy agreement on 1st May 2026? The answer is simpler than you might think — but the implications are significant.

What Happens Automatically

On 1st May 2026, every assured shorthold tenancy (AST) in England automatically converts to an assured periodic tenancy. This happens by law — you do not need to do anything, sign anything, or issue a new agreement.

This means:

• Fixed-term tenancies become rolling monthly tenancies
• There is no longer an end date on the tenancy
• Either party can end the tenancy by giving notice
• Tenants give two months' notice, landlords must use a Section 8 ground

Do I Need to Issue a New Tenancy Agreement?

No — for existing tenancies, you do not need to issue a new tenancy agreement. The law converts your existing agreement automatically.

However, you must give every named tenant a copy of the Government Information Sheet by 31st May 2026. This is a legal requirement and explains to tenants how their tenancy has changed.

For any new tenancies started on or after 1st May 2026, you must use an assured periodic tenancy agreement from the outset. You cannot create a new fixed-term AST after this date.

What Clauses in My Agreement Are Now Invalid?

Several clauses that may currently be in your tenancy agreement will become unenforceable from 1st May 2026:

Fixed end dates — clauses specifying the tenancy ends on a particular date no longer apply. The tenancy rolls on indefinitely.

No pets clauses — blanket no-pets clauses are unenforceable. Tenants can request permission to keep a pet and you can only refuse on reasonable grounds.

Rent review clauses — any clause allowing more than one rent increase per year is unenforceable. Rent can only be increased once per year via the Section 13 process.

Break clauses — landlord break clauses in fixed-term tenancies can no longer be used to end a tenancy. Only Section 8 grounds apply.

What About Verbal Tenancy Agreements?

If your tenancy is based entirely on a verbal agreement with no written contract, you must provide your tenant with a Written Statement of the key terms of the tenancy by 31st May 2026, instead of the Government Information Sheet.

The Written Statement must include:

• The address of the property
• The names of the landlord and tenant
• The start date of the tenancy
• The rent amount and payment frequency
• Any deposit held

What Should I Do Now?

1. 1Locate all your tenancy agreements and identify the named tenants
2. 2Download the Government Information Sheet from GOV.UK
3. 3Deliver it to every named tenant by 31st May 2026
4. 4Update your processes for any new tenancies — use assured periodic tenancy agreements only
5. 5Review and remove any clauses in your standard agreement that are now unenforceable

Register free at RentersRightsAct.info to download our compliance checklist and receive reminders as key deadlines approach.