Transitional rules — Before and after 1 May 2026

The Renters’ Rights Act does not apply in a vacuum — it has transitional provisions that determine what happens to existing tenancies and pending possession proceedings. This guide explains how the transition works, what the 1 May 2026 commencement date means for different scenarios, and what landlords with pending notices must do urgently. Reviewed March 2026.

What the rule is

The Renters’ Rights Act creates a single commencement date (expected 1 May 2026) for the main provisions. On that date:

1. All fixed-term ASTs automatically convert to periodic assured tenancies — landlords cannot grant new fixed-term ASTs after this date
2. Section 21 is abolished — no new Section 21 notices can be served
3. New Section 8 grounds take effect — including Grounds 1 and 1A (selling and owner occupation)
4. Rent increase rules take effect — once per year, via prescribed notice
5. Pet request rights take effect — landlords must respond within 28 days
6. Rental bidding prohibition takes effect
7. Rent in advance cap takes effect

Transitional rules for existing Section 21 notices

This is the most time-sensitive issue for landlords.

A Section 21 notice served before 1 May 2026 is only valid under the transitional rules if possession proceedings are also commenced before 1 May 2026.

This means:

• Serving a Section 21 notice now (before 1 May 2026) does NOT protect you if you do not also issue court proceedings before 1 May 2026
• If proceedings are commenced before 1 May 2026, the court can still determine the claim after 1 May 2026 under the old rules
• If you serve a Section 21 notice but do not commence proceedings before 1 May 2026, the notice becomes invalid after that date

Action: If you have a pending Section 21 matter, seek legal advice immediately about whether proceedings can be commenced before 1 May 2026.

Transitional rules for existing fixed-term tenancies

• On 1 May 2026, all existing fixed-term ASTs become periodic tenancies by operation of law
• Landlords do not need to take any action — this happens automatically
• The tenancy terms (including rent) remain the same — the change is only from fixed-term to periodic
• From 1 May 2026, rent can only be increased once per year using the new prescribed notice process

The 12-month moratorium on Grounds 1 and 1A

The new mandatory grounds for selling (Ground 1A) and owner occupation (Ground 1) cannot be used in the first 12 months of a tenancy. This 12-month period runs from:

• The start of the tenancy — for new tenancies granted on or after 1 May 2026
• 1 May 2026 — for existing tenancies that convert to periodic on that date

This means: for existing tenancies converting to periodic on 1 May 2026, the earliest Ground 1 or 1A notice can be served is 1 May 2027.

Summary by scenario

What landlords must do

• Urgently: If you have a live Section 21 notice with proceedings not yet started, take legal advice now — before 1 May 2026
• Review all current tenancies to understand which are fixed-term and when they end
• Understand that from 1 May 2026, all your tenancies are periodic and subject to new rules
• If you want to use Ground 1 or 1A, diary the 12-month anniversary from 1 May 2026 (or tenancy start date if later)
• Ensure you understand the new Section 8 possession process before you need it

FAQ

Can I still serve a Section 21 notice now (before 1 May 2026)? Yes — but it only protects you if you also commence court possession proceedings before 1 May 2026. Otherwise the notice will be invalid after that date.

My fixed-term tenancy ends on 30 June 2026 — what happens? On 1 May 2026, the tenancy automatically becomes a periodic tenancy. The “end date” in the agreement no longer applies. The tenancy continues on a periodic basis until the landlord uses Section 8 or the tenant gives notice.

Can I grant a new fixed-term AST before 1 May 2026? Yes — fixed-term ASTs can be granted before 1 May 2026. However, they will still automatically convert to periodic on 1 May 2026 (or at the end of the fixed term if that falls before 1 May 2026).

What if my tenant wants to leave after 1 May 2026? Tenants can give notice to leave. Under the new periodic regime, the notice period for tenants is 2 months (subject to final legislation confirmation). You should accept the notice in writing and record the date.

Where do I find the definitive transitional rules? The transitional provisions will be in the Renters’ Rights Act commencement order. Monitor gov.uk for the official commencement order and any transitional guidance published by MHCLG.