By May 2026, every landlord in England must have handed their tenants a specific government Information Sheet, or they could face a fine of up to £7,000 for failing to comply. That is not a suggestion — it is a legal requirement baked into the Renters’ Rights Act 2025. If you are renting, this change affects the very document you signed when you moved in.
I have been following tenancy law in the UK for years, and I have never seen a single piece of legislation rewrite so many standard clauses at once. The old assured shorthold tenancy (AST) template that most of us recognise — the one with a fixed term, a Section 21 eviction route, and a blanket “no pets” rule — is no longer valid for new tenancies after 1 May 2026. If your landlord hands you an un-updated agreement, parts of it may be unenforceable. Here is what you actually need to know.
If you are about to sign a new tenancy or renew an existing one, you need to check whether the agreement has been updated for the new rules. A modern tenancy agreement checklist can help you spot the clauses that no longer hold up. And if you are unsure about any term, speaking with a tenant landlord lawyer before signing is a sensible step.
What a Lease Modification Agreement Actually Means Now
The biggest shift is that the old fixed-term AST is dead for new tenancies. After 1 May 2026, every new tenancy in England is a periodic assured tenancy from day one. That means no more “12-month contract” that automatically ends — your tenancy continues indefinitely until either you give two months’ notice or the landlord successfully uses one of the Section 8 grounds for possession.
What I tend to notice is that tenants assume their existing agreement still protects them in the same way. It does not. If your tenancy started before May 2026 and you have not signed a modification agreement, your old AST terms may still apply — but the moment you sign a new tenancy or a formal variation, the new rules kick in. That is why understanding what a lease modification agreement covers is so important right now.
Why Getting This Wrong Costs You Time and Money
Let me give you a concrete scenario. Say you are a tenant in a flat in Manchester, and your landlord sends you a renewal offer in June 2026 with a standard AST template that includes a fixed term and a Section 21 break clause. You sign it. Later, you need to move out early for a job relocation. The landlord tries to hold you to the fixed term and demands rent until the end of the contract. Under the new law, that fixed-term clause is unenforceable — but you may still have to spend time and money arguing it at a tribunal.
Figures from the sector suggest that most tenancy agreements in circulation today were drafted under the Housing Act 1988 framework. They assume a fixed term, a Section 21 route, and a landlord’s unilateral right to ban pets. Every one of those assumptions is invalid after 1 May 2026. Using an un-updated agreement creates three distinct risks: unenforceable clauses that tenants can challenge, missing mandatory provisions that prevent landlords from serving valid notices, and ambiguous terms that lead to disputes.
If you are a tenant, the practical consequence is that you have more leverage than you think. A landlord who tries to enforce an outdated clause may find themselves unable to evict you or increase your rent through the old mechanisms. My advice: if your landlord asks you to sign anything that still references Section 21 or a fixed term, push back. Ask for a written explanation of how the new rules apply to your situation.
Where Most People Get Tripped Up
The most common mistakes I see fall into a few predictable patterns. Knowing them in advance can save you a lot of hassle.
Signing an un-updated renewal without checking the clauses
Many tenants assume a renewal is just a formality. After May 2026, that assumption is dangerous. If your renewal still says “for a term of 12 months” or references Section 21, those clauses are unenforceable. But you may still have to fight to prove that. The fix is simple: before signing, compare the new agreement against a list of banned clauses. If you spot a fixed-term grant or a forfeiture clause, ask the landlord to issue a corrected version.
Assuming the Information Sheet is optional
Some landlords think a quick email with a link to the gov.uk page is enough. It is not. The law requires the exact PDF to be attached to an email or handed over as a hard copy. A link alone is invalid. If your landlord has not given you the sheet by 31 May 2026, they are breaking the law. You can report them to the local council, and they risk a fine of up to £7,000.
Not understanding the new pet request process
A blanket “no pets” clause in an old agreement is no longer enforceable. Tenants now have the right to request permission to keep a pet. The landlord must respond within 42 days and can only refuse on reasonable grounds (e.g. the property is too small or the pet would cause damage). If the landlord says yes, they can require you to take out pet damage insurance. A carbon monoxide alarm is a sensible addition to any rental property, but it is not a substitute for understanding your rights around pets.
Mistaking a verbal agreement for a valid tenancy
If you had a tenancy based entirely on a verbal agreement made before 1 May 2026, the landlord must still provide written information about key terms. That includes the rent amount, the start date, and the notice period. Without that written record, the landlord cannot serve a valid Section 8 notice. If you are in this situation, ask for the written terms in writing — and keep a copy.
→ Scroll right to see all columns
| Old Clause | Why It Is Invalid | What To Replace It With |
|---|---|---|
| Fixed-term grant (e.g. “12 months”) | No new fixed-term ASTs after 1 May 2026 | Periodic tenancy statement |
| Section 21 break clause | Section 21 is abolished | Section 8 grounds only |
| Blanket “no pets” | Tenants have a right to request pets | Pet request procedure clause |
| Automatic rent escalation (e.g. RPI+2%) | Only Section 13 notices are valid | Section 13 rent increase reference |
What I would do in your shoes: keep a copy of every document your landlord gives you, including the Information Sheet. If you ever need to challenge a clause, having that paper trail is your best defence.
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How to Handle a Lease Modification Agreement Step by Step
Whether you are a tenant or a landlord, the process for updating a tenancy agreement under the new rules follows a clear sequence. Here is what to do.
Check whether your current agreement needs updating
If your tenancy started before 1 May 2026 and you have not signed a formal variation, your old AST terms may still apply for the remainder of that fixed term. But the moment you sign a renewal or a modification, the new rules take over. Look for any clause that references a fixed term, Section 21, forfeiture, or a blanket pet ban. If you see any of those, the agreement needs updating. A guide to subletting rules can also help you understand how assignment clauses may change under the new framework.
Request or prepare a formal modification agreement
A lease modification agreement is a legal document that varies the terms of your existing tenancy. It should be signed by both parties. The modification should remove all banned clauses and add the required new ones: a periodic tenancy statement, an Information Sheet acknowledgement, a pet request procedure, and a Section 13 rent increase reference. If you are a tenant, you can ask your landlord to use a template from a reputable legal source. If you are a landlord, consider having a property lawyer draft it.
- 1Identify outdated clausesCompare your current agreement against the list of banned clauses: fixed-term grant, Section 21 break, forfeiture, blanket pet ban, automatic rent escalation, fixed-term renewal, and minimum notice exceeding 2 months.
- 2Draft the modificationWrite a formal variation that removes each banned clause and inserts the required new clauses. Include a statement that the tenancy is a periodic assured tenancy from the outset.
- 3Sign and dateBoth landlord and tenant must sign the modification. Keep a copy for your records. The modification takes effect from the date of signing.
- 4Provide the Information SheetThe landlord must give the tenant the official PDF from gov.uk — either as a hard copy or as an email attachment. A link alone is not valid.
What to do if your landlord refuses to update the agreement
If your landlord insists on using an old template that includes banned clauses, you have options. First, point them to the official gov.uk guidance. If they still refuse, you can contact your local council’s private renting team or seek advice from a tenant landlord lawyer. In the meantime, do not sign anything that contains unenforceable clauses — you are better off staying on a periodic tenancy without a signed renewal than locking yourself into a bad agreement.
Future-proofing: what to watch for in 2027 and beyond
The Renters’ Rights Act is not the end of the story. The Decent Homes Standard is being extended to the private rented sector, which means landlords will need to ensure properties meet minimum standards. The PRS Database registration will also become mandatory. If you are signing a modification agreement now, look for clauses that reference these upcoming requirements — they show the landlord is aware of what is coming. A guide to maximum occupancy rules can also help you understand how space standards may affect your tenancy.
Frequently Asked Questions
Can my landlord still evict me after 1 May 2026? ▾
What happens if my landlord never gives me the Information Sheet? ▾
Do these rules apply to lodgers? ▾
Can I still sublet my flat after the new rules? ▾
What if my tenancy agreement was entirely verbal? ▾
Do I need a lawyer to update my tenancy agreement? ▾
Your Next Move
The core takeaway is straightforward: after 1 May 2026, any tenancy agreement that still uses the old AST template is a liability. Whether you are a tenant or a landlord, the smartest thing you can do right now is check your current agreement against the list of banned clauses and request a formal modification if needed. Do not wait until a dispute arises — by then, the cost and stress are already higher.
If this was useful, you might also want to read Tips for Renting an Apartment After Job Relocation.
Sources and Further Reading
How to Compare Apartment Lease Renewal Costs Effectively — A practical guide to evaluating renewal offers and negotiating better terms.
Understanding Utilities Included in a Lease When Renting an Apartment — Explains how utility clauses interact with the new tenancy framework.
The Renters’ Rights Act Information Sheet 2026. UK Government, 2026.
Why Every Tenancy Agreement Needs Updating for the Renters’ Rights Act. Uselatch, 2026.
