England only · updated 7 September 2026
England’s tenancy rules changed on 1 May 2026. Here is what landlords need to check before signing an agreement, raising the rent or asking a tenant to leave.
How does the tenancy work now?
For a new private tenancy that falls within the assured regime in England, you can no longer create an assured shorthold tenancy. Most existing assured shorthold tenancies automatically became assured periodic tenancies on 1 May 2026, and an old fixed end date no longer ends the tenancy. Assured periodic tenancies run on a rolling basis until the tenant ends the tenancy, the parties agree, or the landlord lawfully regains possession.
Check that your tenancy is covered by the assured periodic tenancy rules. Lodgers, holiday lets, certain student accommodation, very high or low rents and other arrangements can sit outside it.
What do I give my tenant?
For a tenancy created on or after 1 May 2026, give the prescribed written information before signing or otherwise agreeing the tenancy. An oral agreement does not remove this duty. Review any template that still promises a fixed-term AST, automatic renewal or a section 21 route.
Different transition duties applied to older tenancies. For a pre-1 May tenancy with written terms, every named tenant should have received the government’s Renters’ Rights Act Information Sheet 2026 by 31 May 2026. For a pre-1 May tenancy based entirely on an oral agreement, the prescribed written information should have been supplied by that date instead. If you missed a deadline, check the official guidance and get advice on putting it right. Keep a copy of what you sent each tenant and the date you sent it.
Advertising a home and taking the first rent
A written advert must state a specific rent. Do not ask for, encourage or accept an offer above the advertised amount. Do not ask for, encourage or accept rent before the tenancy agreement is signed; after signature, the general maximum is one month’s rent in advance. A rent increase must use the permitted process and timing; a clause in an old agreement does not override current law.
How do I increase the rent?
For an assured periodic tenancy, use the section 13 process and the current Form 4A. Give at least two months’ notice and check the once-a-year restriction and the rules for the first year of a new tenancy. A tenant can challenge a proposed rent above the market level. Under the new regime the tribunal cannot set a rent above the amount you proposed. Keep the notice, proof of service and comparable local rents together.
GOV.UK: the current rent-increase rules for landlords. For the evidence behind a rent review, see our dated report on rent-rise tribunal decisions.
Pets and discrimination
A tenant’s pet request must be made in writing. Consider it on its facts, respond in writing within 28 days and do not refuse without a fair reason; the official guidance explains how a request for more information affects the response window. Separately, apply affordability and tenant-selection criteria consistently. Right to Rent checks remain an England requirement, but they must not be used as a pretext for unlawful discrimination.
What if I need the property back?
Section 21 is no longer the route for new possession action under the post-1 May regime. A landlord must use an applicable possession ground, the correct form and notice period, and prove the ground where required. Some grounds restrict use during an initial period or what can happen after possession.
A valid section 21 or section 8 notice served before 1 May 2026 can fall within transitional rules. The last date to start court proceedings using a pre-1 May section 21 notice was 31 July 2026; an earlier expiry could apply. That window has now closed. Cases started in time may continue under the transitional rules. Do not mix old and new forms or assume an old notice remains usable. Check the dedicated official transition guidance and obtain legal advice where dates, service, deposit compliance or the chosen ground are disputed.
Keep the tenancy documents together
Keep the tenancy agreement, information given to tenants, rent history, deposit records, safety documents and correspondence together. For any legal notice, keep a copy and a record of the reason for serving it.
If you use a letting agent
Ask your agent how they have updated the agreement, advertisements and notices for the current rules. Agree who will send information to tenants and keep copies. If you manage the property yourself, use the official guidance linked below.