The Fundamental Shift: ASTs Are Gone

With the enforcement of the Renters’ Rights Act, the private rental landscape in England has completely changed. As a landlord, the most critical shift to understand is that Assured Shorthold Tenancies (ASTs) and fixed-term contracts have been abolished.

All new and existing tenancies have been replaced by rolling periodic tenancies (month-to-month or week-to-week agreements) with no fixed end date. Tenants have the right to remain in your property indefinitely — until they choose to leave by giving two months’ notice, or until you successfully obtain a court order using specific Section 8 grounds.

Key Dates at a Glance

Date	What Happened / What’s Coming
30 April 2026	Last valid date to serve a Section 21 notice under the old rules.
1 May 2026	Act fully in force. All tenancies become periodic. Section 21 abolished. Civil penalty regime active.
31 May 2026	Deadline to provide existing tenants with the official government Renters’ Rights Act Information Sheet. Fine up to £7,000 for missing this.
31 July 2026	Deadline to initiate court possession proceedings using any Section 21 notices served before 1 May 2026.
Late 2026 (expected)	Private Rented Sector (PRS) Database launches — mandatory landlord and property registration.
2028 (expected)	PRS Landlord Ombudsman — mandatory membership for all private landlords.
2035	Decent Homes Standard extended to the private rental sector.

The Paperwork Requirements

The paperwork requirements and contract contents reflect this new regulatory era. For any new tenancy, you are legally required to provide the key terms of the agreement in writing before the tenancy is finalised. This is typically done through a new rolling periodic tenancy agreement.

The Protocol for Signing and Payments

• The Signature Comes First: You are strictly prohibited from asking for, encouraging, or accepting any rent in advance before all parties have signed the tenancy agreement.
• Advance Rent Cap: Once the agreement is signed, you can only request a maximum of one month’s rent in advance before the tenancy begins.
• Deposits: The standard deposit rules remain capped under the Tenant Fees Act — up to 5 weeks’ rent where annual rent is under £50,000 — and must be protected in a government-approved scheme within 30 days.

What the Agreement MUST Contain

Your written agreement or accompanying terms document must explicitly include:

• The legal names and contact details of both the landlord and tenant(s).
• The exact address of the landlord for the serving of notices.
• The rental amount and the specific date it is due each month.
• The exact deposit amount and where it will be protected.
• A clear breakdown of repair responsibilities.
• A specific list detailing which utilities and bills the tenant is responsible for paying.

What the Agreement CANNOT Contain (Banned Terms)

Several clauses that used to be standard in ASTs are now illegal or entirely invalid:

• No Fixed Terms or End Dates: You cannot write in a clause stating the tenancy is for “6 months” or “12 months,” nor can you use “break clauses” to force a tenant out without cause.
• No Section 21 “No-Fault” Eviction Clauses: Section 21 was abolished on 1 May 2026. Any clause attempting to outline a “no-fault” exit is void. To regain possession you must use Section 8 — see below.
• No Custom Rent Review Clauses: You cannot include your own formulas or schedules for increasing the rent. All rent increases are limited to once per year via the statutory Section 13 process, with a minimum of two months’ written notice on the prescribed government form.
• No Blanket “No Pets” Bans: Tenants now have a legal right to request a pet. You cannot include a blanket ban and cannot unreasonably refuse a request, though you can require the tenant to maintain relevant pet insurance.
• No Above-Asking Bidding Clauses: You cannot accept or encourage rental offers higher than the price you originally advertised.

How to Regain Possession: Section 8 Grounds

Every possession claim must now rely on a specific Schedule 2 ground under Section 8. The key grounds landlords are most likely to use are set out below.

Practical note: Grounds 1 and 1A carry a “protected period” — they cannot be used during the first 12 months of a tenancy. Plan possession strategy carefully if you anticipate needing to sell or move in.

Pre-Existing Tenancies: What Changed Automatically

If you have tenants who signed an old AST before 1 May 2026, their agreement automatically converted into an assured periodic tenancy. You do not need to issue them a brand-new contract, but you were legally required to provide them with the official government Renters’ Rights Act Information Sheet by 31 May 2026. Failure to provide this document carries a fine of up to £7,000.

Fines and Penalties

Local housing authorities have enhanced investigative and enforcement powers under the Act. Civil penalties fall into two tiers:

Maximum Fine	Examples of Breach
Up to £7,000	Failing to provide the Renters’ Rights Act Information Sheet; failing to register on the PRS Database; requesting above-cap rent in advance; using a banned contract term; imposing an unlawful rent increase.
Up to £40,000 (or prosecution)	Unlawful eviction; harassment; deliberate failure to register; repeatedly breaching civil penalty notices; fraud on the PRS Database. Failure to rectify a breach within 28 days of a final penalty notice can also trigger a Rent Repayment Order.

What’s Still Coming

Private Rented Sector (PRS) Database — Expected Late 2026

A new national register of all private landlords and rental properties in England is expected to go live in late 2026. Once live, you will be required to register yourself and each of your properties before marketing or letting them. You will receive a Landlord Registration Number and a Property Registration Number, both of which must appear on any marketing or advertisement. Unregistered landlords will be unable to obtain possession orders (except for anti-social behaviour grounds) — meaning unregistered landlords effectively cannot evict for rent arrears or to sell. Fines for non-registration reach up to £40,000.

PRS Landlord Ombudsman — Expected 2028

Membership of a new Private Rented Sector Ombudsman scheme will be compulsory for all landlords. The scheme is designed to provide tenants with a free, fast, and binding dispute resolution service without needing to go to court for many complaints. Landlords must join once the scheme launches, expected in 2028.

Decent Homes Standard — Expected 2035

The Decent Homes Standard — currently applying only to social housing — will be extended to the private rented sector. Breaches will be classified as Type 1 (serious hazards) or Type 2 (less serious), with local authorities empowered to impose civil penalties at the point of enforcement. Landlords should use the intervening years to bring properties up to standard.

Landlord Action Checklist

Use this checklist to ensure you are compliant right now:

✓	Action Item	Priority
☐	Replace all old AST templates with a compliant rolling periodic tenancy agreement.	Immediate
☐	Serve the government Renters’ Rights Act Information Sheet on all existing tenants (deadline: 31 May 2026 — check if already done).	Immediate
☐	Stop accepting more than one month’s rent in advance for any tenancy.	Immediate
☐	Remove any Section 21, fixed-term or custom rent review clauses from all agreements.	Immediate
☐	Update your pet policy — remove any blanket bans; put a reasonable pet request process in place.	High
☐	Ensure all deposits are protected in an approved scheme within 30 days of receipt and prescribed information issued.	High
☐	Switch to Section 13 notices for all future rent increases (once per year, 2 months’ written notice on prescribed form).	High
☐	Monitor the PRS Database launch (expected late 2026) and register promptly.	Upcoming
☐	Plan property maintenance programme ahead of the Decent Homes Standard extension in 2035.	Planned

This guide is for general information purposes only and does not constitute legal advice. The law in this area is new and continues to evolve. Always seek independent legal advice for your specific circumstances. Last reviewed: July 2026.