Tenancy Agreements Under the Renters Rights Act 2026
The Renters' Rights Act 2025 fundamentally changes how tenancy agreements work in England. From 1 May 2026, assured shorthold tenancies (ASTs) are abolished. All new tenancies must be assured periodic tenancies — meaning no fixed terms, no end dates, and no break clauses.
If you're a landlord with existing tenancy agreements, many common clauses become void and unenforceable from this date. You don't need to issue new agreements, but you should understand which clauses no longer apply — and which new requirements you must meet.
Which Clauses Become Void from May 2026?
Several clauses that are standard in most current tenancy agreements will automatically become void and unenforceable:
- ✕ Fixed-term provisions — any clause specifying an end date or fixed period. All tenancies are now periodic.
- ✕ Rent review clauses — CPI/RPI indexation, annual review mechanisms. Only the Section 13 process is valid.
- ✕ Break clauses — meaningless in periodic tenancies where either party can give notice.
- ✕ Section 21 references — Section 21 is abolished entirely.
- ✕ Rent-in-advance beyond 1 month — landlords cannot demand more than 1 month's rent upfront.
- ✕ Blanket "no pets" clauses — tenants now have the right to request a pet with a 42-day response process.
What Replaces the Assured Shorthold Tenancy?
From 1 May 2026, all new tenancies in England must be assured periodic tenancies. Existing ASTs continue but automatically convert to periodic tenancies. The key differences:
Before May 2026 (AST)
- Fixed term (6 or 12 months typical)
- Section 21 "no-fault" eviction available
- Contractual rent review clauses valid
- Blanket pet bans permitted
From May 2026 (Periodic)
- Rolling periodic from day one
- Section 8 grounds required for possession
- Section 13 only for rent increases
- 42-day pet request process
The New Written Statement of Terms
For new tenancies starting from 1 May 2026, landlords must provide a Written Statement of Terms containing at least 20 prescribed items before the tenancy begins. Failure carries a fine of up to £7,000. The government has not published a standard template — the structure and wording is the landlord's responsibility.
Required items include: property address, tenant and landlord names, rent amount and payment date, deposit details and protection scheme, repair responsibilities, notice provisions, complaint and redress processes, and information about the tenant's right to request a pet.
Do I Need to Update My Existing Agreement?
Technically, no. Void clauses simply stop being enforceable — you don't need to formally remove them. However, having an agreement full of void clauses creates confusion for both landlord and tenant, and local authorities may issue fines for agreements containing clauses that could mislead tenants about their rights.
Our recommendation: review your agreement, understand which clauses are void (use the checker above), and update your agreement to reflect the current law. This protects you and gives your tenant clarity.
Key Deadlines
1 May 2026
ASTs abolished. All new tenancies must be periodic. Void clauses in existing agreements stop being enforceable.
31 May 2026
Deadline to provide all existing tenants with the Renters' Rights Act Information Sheet. Fine of up to £7,000 per tenancy.
This tool provides general guidance on tenancy agreement compliance under the Renters' Rights Act 2025 as it applies in England. It is not legal advice. The analysis is AI-powered and may not catch every issue. For specific legal questions about your agreement, consult a solicitor. Your document is processed and immediately discarded — we do not store, share, or read your agreement. Last updated: March 2026.