The End of Fixed-Term Tenancies
From 1 May 2026, all Assured Shorthold Tenancies (ASTs) — the most common type of private tenancy in England — automatically convert to Assured Periodic Tenancies (APTs). New tenancies signed from that date will be APTs from the start.
This is a fundamental change to how private renting works. There is no more fixed term — your tenancy now rolls from period to period (usually month to month) indefinitely, until either you or your landlord ends it in accordance with the law.
What Changes for You
Greater security. You can no longer be evicted simply because a fixed term has ended. Your landlord must use one of the legal grounds — and in many cases give you substantially more notice than before.
More flexibility to leave. You can end your tenancy by giving your landlord two months’ written notice at any time — you are no longer locked in until the end of a fixed term.
No more penalty fees for leaving early. Because there is no longer a fixed term, the concept of “breaking” a lease and paying early termination fees no longer applies.
Rent increases regulated. Your rent can only go up once per year and must follow the formal notice procedure.
Your Rights from Day One of Any Tenancy
Whether you are starting a new tenancy or your existing one has converted, the following rights apply:
- The right to a written tenancy agreement
- The right to receive the government’s Mandatory Information Sheet — explaining your key rights under the Act, including around possession, rent increases, and property standards. Landlords were required to provide this to all existing tenants by 31 May 2026
- The right to have your deposit protected within 30 days
- The right to quiet enjoyment — your landlord must give 24 hours’ notice before entering
- The right to request a pet — your landlord cannot unreasonably refuse
- Protection from unlawful discrimination
Clauses in Your Tenancy Agreement That Are No Longer Enforceable
Some clauses that landlords have commonly included in tenancy agreements are now void and unenforceable under the Act, even if you signed the agreement. These include blanket “no pets” clauses and clauses that exclude tenants on benefits or with children. A void clause does not make the rest of the agreement invalid.
What You Should Do
Check that you have received your Mandatory Information Sheet from your landlord. If you have not received it, write to them requesting it. Our members-only guide covers what to do if your landlord fails to comply, and what the consequences are for landlords who do not meet their obligations.
Want the full step-by-step guidance?
Our members-only guide “Understanding Your New Tenancy: AST to APT” takes you through exactly what to do, letter by letter, step by step. It includes the specific timescales, the forms you need, and how to build your case.
Members also get access to ready-to-use letter templates, priority support from our housing specialists, and — for urgent eviction cases — same-day response.
This is a free awareness guide produced by Renters Rights Act Services. It explains the law in general terms only and does not constitute legal advice. For detailed, actionable guidance specific to your situation, become a member at rentersrightsactservices.co.uk/claude/. We are not a law firm.