Renters' Rights Act
How to Transition from ASTs to Assured Periodic Tenancies
The assured shorthold tenancy (AST) — the backbone of private renting in England for three decades — has been abolished by the Renters' Rights Act. In its place is the periodic assured tenancy: a rolling tenancy with no fixed end date. This guide explains exactly what changes, what you must do for existing and new tenancies, and how day-to-day management works afterwards.
This is general information, not legal advice, and reflects the position in England in 2026. Other UK nations have separate regimes.
What actually changes
- No fixed term. Tenancies no longer have a 6- or 12-month minimum. They roll on a periodic basis indefinitely until ended lawfully.
- Tenant notice. Tenants can leave at any time by giving two months' notice.
- Landlord possession. You can only end the tenancy using a valid Section 8 ground — Section 21 is gone. See how to issue a valid Section 8 notice.
- Rent increases. Once a year only, via a Section 13 notice with two months' notice.
Transitioning existing tenancies
You do not need to issue a new tenancy agreement for the conversion itself — existing ASTs became periodic assured tenancies automatically on commencement. But you do have obligations:
- Serve the written statement of terms. Every existing tenant must receive a written statement of the new tenancy terms (the tenant information sheet). This was required by 31 May 2026 — if any tenancy is still missing it, serve it now.
- Stop relying on the fixed term. Any remaining fixed term no longer binds the tenant beyond their two-month notice right.
- Audit your rent-review clauses. Clauses that increase rent automatically or more than once a year are no longer enforceable — increases must go through Section 13.
Setting up new tenancies
For new lets, your tenancy agreement template needs to change. Remove the fixed term and any break clauses, and make sure the agreement:
- Describes a periodic assured tenancy from day one.
- States the rent and rent period (with rent in advance kept within the permitted cap).
- Includes the required written statement of terms and reflects the tenant's right to request a pet.
- Pairs with current compliance documents served before move-in — see the compliance checklist.
Rent and deposits after conversion
Deposit rules are unchanged: protect within 30 days and serve the prescribed information — see tenancy deposit protection. Rent collection continues as normal, but every increase must now use the annual Section 13 process, and tenants can challenge an above-market rise at the First-tier Tribunal.
How Vantage helps
Vantage records the written statement of terms you serve to each tenant with proof of service, tracks the documents that underpin lawful possession, and keeps a clean rent ledger so you are ready if you ever need a Section 8 ground. For the full picture of the reform, start with the ultimate guide to the Renters' Rights Act.
Frequently asked questions
Do existing ASTs automatically become periodic tenancies?
Yes. Under the Renters' Rights Act, existing assured shorthold tenancies converted automatically to periodic assured tenancies on the Phase 1 commencement date of 1 May 2026. Neither landlord nor tenant needs to sign a new agreement for the conversion to take effect, but landlords must provide a written statement of the new terms.
How long is the period in an assured periodic tenancy?
The tenancy runs on a monthly period where rent is paid monthly (or matches the rent period, capped at one month). There is no fixed end date. The tenant can end it by giving two months' notice; the landlord can only end it using a valid Section 8 ground.
Can I still use a fixed-term tenancy agreement?
No. Fixed-term assured shorthold tenancies can no longer be created. New tenancies are periodic from the outset, and you cannot lock a tenant into a minimum term. Any fixed-term or break clauses in your template should be removed.
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