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 older possession notices. This guide explains how the transition works now that the 1 May 2026 commencement date has passed.

What the rule is

Part 1 of the Renters’ Rights Act 2025 came into force on 1 May 2026 for private tenancies in England. 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 can only be used within the transitional court deadline.

This means:

• no new Section 21 notice can be served on or after 1 May 2026
• GOV.UK says older Section 21 notices can only be used to start court proceedings up to the earlier applicable deadline
• the latest possible date for the Section 21 court route is 31 July 2026
• some notices expire earlier under their own ordinary time limits

Action: If you have a pending Section 21 matter, check the notice expiry and court-issue deadline immediately. If the transitional deadline has passed, use the post-1 May Section 8 process instead.

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

• Check any pre-1 May possession notices against the GOV.UK transitional deadlines
• 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? No. Since 1 May 2026, new Section 21 notices cannot be served.

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 now? No, because that date has passed. New private tenancies in England must now be assured periodic tenancies from the start.

What if my tenant wants to leave after 1 May 2026? Tenants can give notice to leave. Under the new periodic regime, GOV.UK says tenants can end an assured periodic tenancy by giving 2 months’ notice in writing, unless both sides agree a shorter period.

Where do I find the definitive transitional rules? Use the live GOV.UK landlord guidance for possession notices served before 1 May 2026 and the post-1 May possession process.