What Happens to My Tenancy on 1st May 2026?

1st May 2026 is the most significant date in English private renting for a generation. On that day, the Renters' Rights Act 2025 comes into force and every assured shorthold tenancy (AST) in England automatically changes. Here is exactly what happens.

What changes on 1st May 2026?

Every existing assured shorthold tenancy automatically converts to an assured periodic tenancy. This happens by law — you do not need to do anything, sign anything, or serve any notice. It happens automatically at the start of the next rental period on or after 1st May 2026.

For example: if your tenant pays rent on the 15th of each month, their tenancy converts on 15th May 2026, not 1st May.

What is an assured periodic tenancy?

An assured periodic tenancy has no fixed end date. It rolls on from period to period — usually month to month — until either the landlord or tenant ends it. This is the only type of private tenancy that will exist in England from 1st May 2026 onwards.

Does Section 21 still exist after 1st May?

No. Section 21 — the no-fault eviction notice — is abolished on 1st May 2026. The last date to serve a valid Section 21 notice is 30th April 2026. The last date to issue Section 21 court proceedings is 31st July 2026 for notices already served before 1st May.

After 1st May, landlords can only end a tenancy by using one of the Section 8 grounds for possession.

Can I still end the tenancy?

Yes — but only through Section 8. The Section 8 grounds have been significantly expanded under the new Act to give landlords more routes to possession than before. Key grounds include:

• Ground 8: Mandatory — three months' rent arrears at both notice date and hearing
• Ground 1: Mandatory — landlord or close family member requires the property to live in (4 months notice, not in first 12 months)
• Ground 1A: Mandatory — landlord intends to sell (4 months notice, not in first 12 months, cannot re-let for 12 months)
• Ground 14: Discretionary — anti-social behaviour (2 weeks notice)

What must I give existing tenants by 31st May 2026?

You must provide every existing tenant with the official Government Information Sheet by 31st May 2026. This is a document produced by the government that explains the new rules to tenants. You must provide it as a printed copy by post or hand, or as a PDF attached to an email or text message. Simply sending a link is not valid.

The Information Sheet is available free at rentersrightsact.info/resources.

Does my tenancy agreement need to change?

Your existing tenancy agreement remains valid — you do not need to reissue it. However, any clauses that are incompatible with the new Act (such as fixed term break clauses or provisions for Section 21) are automatically overridden by the new legislation.

For new tenancies from 1st May 2026, you must provide a Written Statement of Terms before the tenant signs. You can generate one using LegalDraft Pro.

What about rent?

Your existing rent remains the same on 1st May. You cannot increase rent on that date simply because the tenancy has converted. To increase rent, you must follow the new Section 13 process — serve a Form 4A Rent Review Letter giving at least two months' notice, and you can only do this once per year.

Action checklist for 1st May 2026

Before 30th April 2026:

• Serve any Section 21 notices you intend to rely on
• Review your tenancy agreements for incompatible clauses
• Ensure all deposits are protected in an approved scheme

By 31st May 2026:

• Provide the Government Information Sheet to all existing tenants

From 1st May 2026 for new tenancies:

• Provide Written Statement of Terms before signing
• Maximum one month advance rent
• No rental bidding