Transitional rules — Before and after 1 May 2026

The main tenancy reforms took effect on 1 May 2026 for private assured tenancies in England. Most existing assured shorthold tenancies became assured periodic tenancies, but qualifying old notices and court proceedings can affect when particular tenancies enter the new regime.

This page does not cover the separate rules for other UK nations or the later commencement for private registered providers of social housing.

Existing tenancies

Most affected tenancies now continue periodically without a fixed end date. Conversion did not normally require a replacement agreement. Keep the existing terms, check which provisions are affected and provide the required information.

For most existing written tenancies, the official Information Sheet was due by 31 May 2026. Existing wholly oral tenancies instead needed prescribed written terms. New tenancies need that written information before agreement.

See the written-information guide. Where an old notice or proceedings delayed conversion, the official Information Sheet guidance explains the applicable one-month period.

Historical possession proceedings

No new Section 21 notice could be served from 1 May. The last possible date to start a claim on an eligible earlier Section 21 notice was 31 July 2026, subject to any earlier ordinary limit.

Proceedings started in time may continue. The ordinary earlier Section 8 claim deadline has also passed, although specific breathing-space rules can extend time for some rent-arrears notices. Read the historical notices guide before deciding a case has ended or must restart.

Selling or moving in

Current Grounds 1 and 1A have a 12-month protected period linked to the tenancy’s start, not a blanket new period beginning on 1 May 2026. A notice can be served earlier, but its required possession date must respect that protection and the applicable notice period.

Do not assume every landlord had to wait until 1 May 2027 to serve notice. Check the tenancy history and official current possession guidance.

Practical review

Situation	What to check now
Ordinary pre-May written tenancy	Periodic status and Information Sheet delivery
Entirely oral pre-May tenancy	Prescribed written terms and actual delivery date
Earlier Section 21 notice, no timely claim	It cannot now start a new Section 21 claim
Court case started in time	Applicable historical rules and court directions
New private assured tenancy	Current written terms, periodic agreement and individual safety/deposit duties

Keep the agreement, notices, delivery records and court dates together. Use current possession forms for a new claim, and obtain advice where transition rules or exceptions affect your tenancy.