If you’re renting in England and your fixed-term tenancy is coming to an end, you might assume you need to sign a new contract to stay put. That assumption is wrong — and it could cost you. Under the Housing Act 1988, when a fixed-term assured shorthold tenancy (AST) ends and you remain in the property without signing a new agreement, your tenancy automatically rolls over into what’s called a periodic tenancy. You don’t need to sign a thing. But here’s where it gets complicated: the rules changed significantly on 1 May 2026, when the Renters’ Rights Act 2025 came fully into force, abolishing fixed-term ASTs entirely and converting every existing tenancy into an Assured Periodic Tenancy (APT). I’ve been covering UK rental law for years, and this is the single biggest shift I’ve seen — one that catches tenants off guard because most people still think in terms of “renewal” when that concept no longer legally exists. Here’s what you actually need to know.
If you’re wondering whether your landlord can still issue a section 21 “no fault” eviction, the answer is no — that route was abolished on 1 May 2026. Landlords now must use one of the modified section 8 grounds to seek possession, which requires court proceedings if you refuse to leave. That’s a meaningful shift in your bargaining position. I’d recommend getting familiar with lease termination loopholes in the UK to understand exactly what protections you now have. And if you’re unsure about any notice you’ve received, speaking with a tenant landlord lawyer can clarify your rights before you make a costly decision.
What an Assured Periodic Tenancy Actually Means for You
The most important thing to understand is that your tenancy no longer has an end date. Under the old system, a fixed-term AST gave you certainty for six or twelve months, after which you either renewed or left. Under the new regime, your tenancy continues indefinitely on a rolling basis — typically monthly if you pay rent monthly, or weekly if you pay weekly. The maximum rent period is one month, so even if your old contract said something different, that clause is overridden.
What I notice most when talking to renters is the confusion around notice periods. Many assume they can give one month’s notice and leave whenever they want. That’s not right. Under the new rules, you must give at least two months’ notice, and it must expire at the end of a rent period. If you pay rent on the 1st of each month and give notice on the 15th of March, your notice won’t take effect until 31 May — that’s over two months away. Timing matters more than ever. If you’re planning a move, setting up postal redirection for apartment renters early can save you a lot of hassle with missed bills and official letters.
Why the 2026 Changes Matter More Than You Think
The shift from fixed-term to periodic tenancies affects nearly every aspect of your renting experience. Consider this: under the old system, a landlord could issue a section 21 notice with two months’ notice and no reason required. That’s gone. Now, if a landlord wants you out, they must prove one of the modified section 8 grounds — for example, Ground 1A (they intend to sell the property) requires four months’ notice and cannot be used in the first year of the tenancy. That’s a significant protection for you.
But there’s a catch that doesn’t get enough attention. The Renters’ Rights Act 2025 exempts certain tenancies — including company lets, high-value tenancies with annual rent over £100,000, lettings for more than 21 years, and some student and agricultural tenancies. If you fall into one of these categories, the new rules don’t apply to you, and your old fixed-term AST may still be in effect. I’d check your contract carefully. For student tenants in HMOs, there’s a specific Ground 4A that landlords can use to regain possession at the end of the academic year — but only if they served written notice by 31 May 2026 stating their intention to use it. If they missed that deadline, the property could be “locked” in a periodic state indefinitely.
One pattern I’ve seen repeatedly is tenants being pressured into signing “renewal agreements” that include rent increases above the legal limit. Under the new rules, all rent increases must go through the Section 13 (Form 4A) procedure, which requires a mandatory two-month notice period. The landmark case of Mooney v Whiteland (2023) established that a rent increase notice is invalid if it uses the wrong date — specifically, the date the tenant paid the rent instead of the date the rent was legally due. If your landlord tries to raise your rent without following this process, you have grounds to challenge it. For more on what your landlord owes you, understanding landlord responsibilities in the UK is essential reading.
Where Tenants Get Tripped Up
The most common mistakes I see aren’t about the law itself — they’re about what tenants assume hasn’t changed. Here are the three biggest traps.
Assuming You Can Leave With One Month’s Notice
This is the number one error. Under the old periodic tenancy rules, many tenants could give one rental period’s notice. The Renters’ Rights Act 2025 changed that to a minimum of two months’ notice for tenants, regardless of your rent period. If you give less, your notice is invalid, and you remain liable for rent until the correct notice period expires. A tenant landlord lawyer can help you calculate the exact date your notice will take effect based on your rent period and the date you serve it.
Thinking a Verbal Agreement to Stay Is Enough
Under the Tenancy Renewal Renters Rights Act 2026 framework, “verbal renewals” are no longer permitted. If your tenancy was purely oral — no written contract — your landlord was required to provide a full Written Statement of Terms by 31 May 2026, including their service address, rent payment dates, and how future rent increases will be handled. If they didn’t, they’re in breach of the law. You should request this document in writing immediately. Without it, you have no clear record of your obligations, which can cause problems if a dispute arises.
Ignoring the Information Sheet Deadline
Your landlord was legally required to serve the official GOV.UK Information Sheet 2026 by 31 May 2026. This isn’t optional — it’s a statutory requirement. The PDF Rule is strict: the landlord must provide a hard copy or an unaltered PDF attachment via email or text. A simple link to a website doesn’t count. If your landlord missed this deadline, they face fines ranging from £7,000 to £40,000. More importantly for you, their failure to comply may affect their ability to use certain possession grounds. Keep a record of whether you received this document. If you didn’t, note it — it could be relevant in any future possession proceedings.
→ Scroll right to see all columns
| Ground | Purpose | Notice Period | Restrictions |
|---|---|---|---|
| Ground 1A | Landlord intends to sell freehold or grant long leasehold | 4 months | Cannot use in first year of tenancy |
| Ground 4A | Student HMO possession for next academic year | Varies | Must have served written notice by 31 May 2026 |
| Section 8 (general) | Tenant breach (e.g. rent arrears) | Varies by ground | Court proceedings required if tenant refuses to leave |
If you’re dealing with a landlord who seems unaware of these changes, you’re not alone. Many agents and landlords are still operating under the old rules. I’d recommend decoding UK rental jargon so you can spot when someone is using outdated language or trying to enforce terms that no longer apply.
Writing about topics like this takes real time and research. If you buy something through an Amazon link on this page, I may earn a small commission — at no extra cost to you. It’s one of the things that makes it possible to keep BritWealth free to read. I only link to products that are genuinely relevant to the article.
What You Should Do Now to Protect Yourself
The law has changed, but your habits probably haven’t. Here’s how to adjust.
Check Whether You Received the Information Sheet
Look through your emails and post from around May 2026. Did your landlord send you the official GOV.UK Information Sheet 2026 as a hard copy or PDF attachment? If not, they’re in breach of the law. You can request it now, but they’ve already missed the statutory deadline. This doesn’t automatically invalidate your tenancy, but it does mean your landlord is exposed to penalties. Keep a written record of your request. If you’re in a dispute later, this documentation matters.
- 1Check your recordsSearch email inbox, spam folder, and physical post for the GOV.UK Information Sheet 2026. Look for a PDF attachment or hard copy — a link alone doesn’t count.
- 2Request it in writingEmail your landlord or agent asking for a copy. Keep the email thread. If they refuse or ignore you, note the date and move to step 3.
- 3Get legal advice if neededIf your landlord is non-compliant and you’re facing a possession claim, consult a tenant landlord lawyer to understand how this affects your case.
Understand Your New Notice Period
Your notice period is now a minimum of two months, and it must expire at the end of a rent period. If you pay rent monthly on the 1st, and you give notice on 15 March, your two months start from the next rent period (1 April) and expire on 31 May. That’s effectively two and a half months from when you served notice. Plan your move accordingly. If you’re unsure about the calculation, use a tenancy notice calculator online or ask a tenant landlord lawyer to confirm the dates.
Know What Rent Increases Are Legal
Your landlord cannot simply raise your rent because the old fixed term ended. All increases must go through the Section 13 (Form 4A) procedure, which requires a two-month notice period. The notice must use the correct date — the date rent is legally due, not the date you typically pay it. If your landlord sends you a rent increase notice that doesn’t follow this process, it’s invalid. You can challenge it in writing. If they persist, you may need to escalate to the First-tier Tribunal (Property Chamber).
Watch for the Student HMO Exception
If you’re a full-time student living in a House in Multiple Occupation with three or more bedrooms, your landlord may have served a Ground 4A notice by 31 May 2026 to preserve their right to regain possession at the end of the academic year. If they didn’t, your tenancy is now periodic indefinitely, and they cannot force you out for the next student intake. Check your tenancy agreement and any correspondence from around May 2026. If you’re unsure, a tenant landlord lawyer can review the documents and advise on your position.
Frequently Asked Questions
Can my landlord still evict me without a reason after 1 May 2026? ▾
What happens if my landlord never served the Information Sheet by 31 May 2026? ▾
I pay rent weekly. Does my notice period change? ▾
Can I still sign a new fixed-term contract if both my landlord and I want one? ▾
My landlord wants to increase my rent. What’s the correct process? ▾
I’m a student in an HMO. Can my landlord force me out at the end of the academic year? ▾
If you’re worried about security in your rental property — especially if you’re in a periodic tenancy and your landlord has keys — a smart lock with remote access can give you control over who enters. It’s a practical way to protect your privacy without needing your landlord’s permission for installation.
Sources and Further Reading
Tips for navigating renewal fees when renting in the UK — A practical guide to what fees are legal, what to challenge, and how to avoid being overcharged at renewal time.
Understanding moving costs when renting an apartment in the UK — Breaks down the hidden costs of moving, from deposit deductions to professional cleaning fees, so you can budget accurately.
Do tenancy agreements automatically renew in England?. Tenant Rights UK, 2025.
Tenancy Renewal Renters Rights Act 2026: Avoid the £7,000 Landlord Trap. Rental Forms UK, 2026.
United Kingdom: Renters’ Rights Act 2025. Baker McKenzie, January 2026.
