Nearly every private tenancy in England is about to change in a way that hasn’t happened in decades. From 1 May 2026, the Renters’ Rights Act 2025 will abolish Section 21 ‘no-fault’ evictions and convert almost all assured shorthold tenancies into a new periodic system. If you’re a tenant, that means your landlord will need a legal reason to ask you to leave. If you’re a landlord, it means the old playbook for ending a tenancy is gone. I’ve been following housing policy for years, and this is the single biggest shift I’ve seen in how rental agreements work in England. The rules around cancellation — who can end a tenancy, when, and how — are completely different from what most people assume.
What matters most right now is understanding how the transition works. If you signed a tenancy before 1 May 2026, your fixed term will end automatically on that date and you’ll move to a rolling periodic tenancy. You don’t need to sign anything new. But your landlord does need to give you a specific government document — the official Information Sheet — by 31 May 2026, or they could face a fine. If you’re a tenant wondering what this means for your ability to leave, or a landlord trying to figure out the new process for ending a tenancy, the answer starts with that deadline. Here’s what you actually need to know.
How the new periodic tenancy changes cancellation rules
The most important thing to understand is that after 1 May 2026, there is no such thing as a fixed-term assured shorthold tenancy anymore. Every existing AST that was signed before that date will convert into an assured periodic tenancy. That’s not optional — it happens by law. The only exception is if a valid Section 21 or Section 8 notice was served before 1 May 2026 and court proceedings are still ongoing. In that case, the conversion is delayed until those proceedings finish.
For tenants, this is a big change. Under the old system, if you signed a 12-month fixed term, you were locked in for that period unless your landlord agreed to let you leave early. Under the new periodic system, you can give notice and leave at any time, as long as you follow the notice period in your tenancy agreement — usually one month. For landlords, the trade-off is that you lose the certainty of a fixed term. You can’t simply wait out a contract and ask the tenant to leave at the end. You need a legal reason, and you need to follow the Section 8 process. If I were advising someone on either side, I’d say the biggest practical shift is this: the power to end a tenancy has moved from the calendar to the law.
What the paperwork deadline means for your ability to cancel
Here’s where things get practical. The NRLA guidance makes clear that landlords who fail to provide the Information Sheet or written statement by 31 May 2026 can face a civil penalty of up to £7,000 for a first offence. If the failure continues after a penalty, a second offence can carry a penalty of up to £40,000. That’s not a minor administrative slip — it’s a serious financial risk.
But here’s the part that affects cancellation directly. If a landlord hasn’t provided the Information Sheet, they may struggle to use certain possession grounds. The government’s guidance states that the Information Sheet must be given before a landlord can rely on some of the new rules. In practice, that means if you’re a tenant and your landlord hasn’t given you the document, any attempt to evict you using the new grounds could be challenged. I’ve seen this pattern before with other landlord obligations — the paperwork isn’t just bureaucracy, it’s a legal prerequisite.
Consider this scenario: a landlord wants to regain possession because they need to move into the property themselves. Under the new rules, that’s Ground 4A. But if the landlord didn’t provide the required prior notice to student HMO tenants by 31 May 2026, they may not use Ground 4A to recover possession during that tenancy. The same principle applies to the Information Sheet — missing the deadline can block the possession route entirely.
Where landlords and tenants get the cancellation rules wrong
The most common mistake I see is assuming the old rules still apply after May 2026. They don’t. Here are the specific errors that cause the most trouble.
Assuming Section 21 still works after the transition
This is the biggest one. Section 21 notices served before 1 May 2026 can still be valid if court proceedings are ongoing. But after that date, you cannot serve a new Section 21 notice. The NRLA confirms that from the commencement date, Section 21 is abolished for all tenancies that convert to APTs. If a landlord tries to use a Section 21 notice served after 1 May 2026, the court will reject it. The tenant can simply point to the law and the case will be dismissed. If you’re a landlord, the only route now is Section 8, and you need a valid ground. If you’re a tenant and your landlord sends you a Section 21 notice after 1 May 2026, it’s not valid — you don’t have to leave based on it.
Thinking a verbal tenancy doesn’t need paperwork
Some landlords with wholly oral tenancies assume they don’t need to do anything. That’s wrong. The government’s guidance is clear: if your tenancy is entirely verbal, you must provide a written statement setting out the key terms. Serving the Information Sheet alone won’t comply. The NRLA warns that failing to provide the written statement can lead to a fine, even if you serve the Information Sheet. If you’re a tenant in a verbal tenancy, you should expect to receive a written statement by 31 May 2026. If you don’t, your landlord is breaking the law.
Emailing a link instead of the PDF itself
This sounds minor, but it’s a specific requirement. The government’s Information Sheet is only valid when downloaded from the official page. Landlords must provide the PDF itself — either as a hard copy or as an attachment to an email or text message. Sending a link to the PDF does not count. The NRLA emphasises this: you must not send or share a link. If a tenant receives a link rather than the document, they haven’t been properly served. For landlords, this is an easy mistake to fix — just attach the file — but it’s one that can invalidate the entire process.
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| Action | Deadline | Penalty for missing |
|---|---|---|
| Provide Information Sheet (written tenancy) | 31 May 2026 | Up to £7,000 (first offence) |
| Provide written statement (verbal tenancy) | 31 May 2026 | Up to £7,000 (first offence) |
| Provide Ground 4A prior notice (student HMO) | 31 May 2026 | Cannot use Ground 4A for that tenancy |
| Second offence for ongoing failure | After penalty issued | Up to £40,000 |
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How to handle your tenancy cancellation correctly under the new rules
Whether you’re a tenant wanting to leave or a landlord needing possession, the process is different now. Here’s what to do.
If you’re a tenant: giving notice to leave
Under the new periodic system, you can end your tenancy by giving the correct notice period. Check your tenancy agreement — it’s usually one month. You don’t need a reason. You just need to give written notice. The tenancy will end on the date specified in your notice, as long as you’ve given the full period. If you’re unsure about your notice period, the Shelter website has a useful guide on Renters’ Rights Act changes for private renters. One thing to watch: if your tenancy converted from a fixed term on 1 May 2026, your notice period might be different from what you’re used to. Check the written terms of your tenancy, or if it was verbal, check the written statement your landlord should have provided.
If you’re a landlord: using Section 8 to regain possession
You now need a valid ground under Section 8 of the Housing Act 1988. The most common grounds include: the tenant has rent arrears (Ground 8, 10, or 11), you need to move into the property yourself (Ground 4A), or you plan to sell the property (Ground 4B). Each ground has specific requirements. For example, Ground 8 requires at least two months’ rent arrears at the time of the notice and the court hearing. You must serve the correct Section 8 notice, using the prescribed form, and give the tenant the required notice period — usually two months for most grounds. If you’re unsure about which ground applies, it’s worth getting legal advice. A tenant landlord lawyer can help you navigate the process and avoid costly mistakes.
What to do if you missed the 31 May 2026 deadline
If you’re a landlord and you didn’t provide the Information Sheet or written statement by the deadline, don’t panic — but act quickly. The NRLA advises that you can still serve the document late to hopefully avoid fines or follow-up penalties. The risk is that a penalty may already have been issued, and a second offence can reach £40,000. Serve the document as soon as possible, using the correct method (hard copy or PDF attachment, not a link). If you’re a tenant and you haven’t received the document, you can ask your landlord for it. If they refuse, you can report them to the local council’s private renting team, who can issue penalties.
What happens to tenancies with ongoing possession proceedings
If a valid Section 21 or Section 8 notice was served before 1 May 2026 and court proceedings are still ongoing, the tenancy does not convert on that date. It remains an AST until the proceedings conclude. Once they finish — either the notice is no longer valid or the court process ends — the tenancy becomes an APT, and the landlord has one month to provide the Information Sheet. This is a specific exception, and it’s important to know where you stand. If you’re a tenant in this situation, your tenancy hasn’t changed yet. If you’re a landlord, you still have time to comply, but the clock starts ticking once the proceedings end.
Frequently asked questions about rental lease cancellation
Can my landlord evict me without a reason after 1 May 2026? ▾
What if my tenancy agreement says I have to stay for a fixed term? ▾
Do I need a lawyer to end my tenancy? ▾
What happens if my landlord never gave me the Information Sheet? ▾
Can I leave immediately if my landlord hasn’t provided the Information Sheet? ▾
Does the Renters’ Rights Act apply to lodgers? ▾
Sources and Further Reading
Understanding security deposit refund rules in the UK — A practical guide to getting your deposit back, including the new rules under the Renters’ Rights Act.
Rental contract red flags: spotting scams before you sign — What to watch for in tenancy agreements, especially with the transition to periodic tenancies.
Renters’ Rights Act Information Sheet 2026. Ministry of Housing, Communities and Local Government, 2026.
Renters’ Rights Act: existing tenancies. National Residential Landlords Association, 2026.
Renters’ Rights Act changes for private renters. Shelter England, 2026.
