What happens to existing tenancies on 1 May 2026

On 1 May 2026, every existing fixed-term Assured Shorthold Tenancy in England automatically converts to a periodic assured tenancy under the Renters’ Rights Act — regardless of when the fixed term was due to expire. This guide explains exactly what that means for landlords with tenancies already running. Reviewed March 2026.

What the rule is

The Renters’ Rights Act includes transitional provisions that apply a single, universal conversion: every fixed-term AST in England that is in existence on 1 May 2026 becomes a periodic assured tenancy on that date. The Act also removes the ability to grant new fixed-term ASTs from 1 May 2026 onwards. The result is a uniform periodic tenancy regime across the entire private rented sector.

When it applies

The conversion applies on 1 May 2026 to all existing fixed-term ASTs in England, regardless of:

• When the tenancy was originally granted
• How far through the fixed term the tenancy is on 1 May 2026
• Whether the tenancy has already rolled into a statutory periodic tenancy
• The rent level, property type, or landlord portfolio size

What landlords must do

No action required for conversion itself

The conversion from fixed-term to periodic is automatic by operation of law. Landlords do not need to issue new tenancy agreements, contact tenants, or serve any notice to trigger the change.

Review existing tenancy agreement terms

Many fixed-term agreements contain clauses that only make sense in a fixed-term context — for example, break clauses, rent review clauses tied to anniversary dates, or early termination fees. Landlords should review agreements and take legal advice if any clause conflicts with the new periodic regime.

Understand the new possession rules

From 1 May 2026, you cannot use Section 21 to recover possession from any tenancy that has converted to periodic. All possession claims must use the updated Section 8 grounds. Landlords who were planning to let a fixed term expire and not renew must now rely on a valid Section 8 ground.

Rent increase procedure

Once the tenancy converts to periodic, rent increases must follow the Section 13 notice procedure and can only be made once every 12 months. Any rent review clauses in the original agreement that provide for more frequent increases will be overridden by the Act.

What evidence to keep

• A copy of the original tenancy agreement (to demonstrate terms in place before conversion)
• Any correspondence with the tenant about the change in tenancy type (even if the conversion is automatic, it is good practice to communicate it clearly)
• Records of the periodic rent amount and the date the periodic tenancy commenced
• Notes of any agreement clauses reviewed and amended or superseded by the Act

Common mistakes

• Serving a Section 21 after 1 May 2026 — Section 21 is abolished from this date, even for tenancies that were originally created under the old regime
• Believing the fixed term must expire before the conversion — the conversion happens on 1 May 2026 regardless of when the fixed term was due to end
• Assuming the existing tenancy agreement is void — the agreement remains valid; only the fixed-term element is superseded. All other terms (rent, obligations, etc.) continue
• Not telling the tenant — while not legally required, failing to communicate the change can lead to disputes about notice periods and possession rights

What changed on 1 May 2026

1 May 2026 is the single conversion date. Before this date, existing fixed-term ASTs continue in their current form and existing rules apply — including the ability to serve a Section 21 (provided proceedings are commenced before 1 May 2026). From 1 May 2026:

• All fixed-term ASTs become periodic assured tenancies
• No new fixed-term ASTs may be granted
• Section 21 is abolished for all tenancies
• All new Section 8 and updated possession grounds apply

There is no grace period for existing fixed terms. A tenancy mid-way through a 12-month term on 1 May 2026 immediately becomes periodic. The rent, obligations, and other terms continue unchanged; only the fixed-term clause is superseded.

FAQ

Do I need to issue a new tenancy agreement? No. The conversion is automatic. However, it is good practice to write to your tenant confirming the tenancy is now periodic and explaining what this means.

My tenant’s fixed term ends in August 2026. Does the conversion still happen on 1 May 2026? Yes. The tenancy becomes periodic on 1 May 2026, even though the original fixed term would have run until August 2026.

Can the tenant leave on 1 May 2026 because the tenancy changed? No. The conversion does not give either party an automatic right to end the tenancy. The tenant must give proper notice (typically one or two months) under the new periodic regime.

Will my existing rent level change on conversion? No. The existing rent carries over into the periodic tenancy. Any future increase must follow the Section 13 notice procedure and can only happen once every 12 months.

What if I have a fixed-term tenancy that started after 1 May 2026? No new fixed-term ASTs can be granted after 1 May 2026. Any tenancy created on or after this date must be periodic from the outset.