Tenancy agreements set to change – how can landlords prepare?

The Renters’ Rights Act marks the most significant overhaul of the private rented sector in decades. For landlords, the shift isn’t just about new rules – it’s about a fundamental change in how tenancy agreements are written and managed.

Assured shorthold tenancies will be replaced by a single system of periodic tenancies from 1 May 2026. This means issuing a specific notice to existing tenants and a new written statement for new tenancies.

Find out the latest government guidance for tenancy agreements and what the law means for landlords in England. Plus a legal expert at ARAG Law explains some of the key details you need to know.

The end of the fixed-term tenancies 

Abolishing fixed-term tenancies and replacing them with assured periodic tenancies is a huge change for the private rented sector. Along with scrapping Section 21 evictions and changing the rules on keeping pets, here’s how the first phase of the Renters’ Rights Act will impact tenancy agreements.

What this means from 1 May  

You can’t include a fixed term of six or 12 months in your tenancy agreement. Any clause attempting to sign up a tenant for a set period will be legally void.

Notice periods are also affected as tenants will legally be able to end a tenancy at any time by giving two months’ notice. 

What happens to existing tenancy agreements?

While the Renters’ Rights Act signals the end of fixed term tenancies, you don’t necessarily need to rip up your existing one on 1 May. Faye Schneider, Principal Associate Solicitor at ARAG Law said: 

“There’s no need to do anything with your current written agreements. For agreements that aren’t in writing, landlords may want to formalise agreements before the reforms come into effect. However, we recommend that advice is taken before entering into any new agreements. For oral tenancies, there will be a requirement for landlords to provide a written statement of terms to tenants within a month of commencement of the Act.”

The new written statement of terms

Under the Act, it’s now a legal requirement to provide tenants with a written statement of terms before a tenancy begins. While this can form part of your tenancy agreement, it must contain specific prescribed information which the government has outlined.

According to the latest government draft, your agreement must now explicitly include:

• core details – full names of all landlords and tenants, the property address, and the date the tenant is first entitled to possession
• financials details – the rent amount, when it’s due, and the deposit amount
• rent increases – a statement confirming any future rent increases will only be made with a Section 13 notice (limited to once a year and capped at market rates)
• bills and utilities – a clear breakdown of any utilities that are included in the rent and any that are the tenant’s responsibility
• possession grounds – a statement explaining that you can only end the tenancy through a court order using valid legal grounds (such as selling or moving back in)

Issue an information sheet by 31 May

If you have a written fixed-term tenancy in place, you must provide your tenants with a government-produced information sheet by 31 May. This explains your tenants’ new rights under the Act.

The government has said it will publish the information sheet before the end of March 2026. 

Faye Schneider stressed the importance of sharing the new documentation with your tenants. She said: “The new statement is a vital document under these reforms, giving tenants key details of their new rights.”

If the tenancy agreement is verbal, you must provide the full written statement of terms (as described above) by 31 May. Any old clauses in current tenancy agreements, like blanket bans on pets or rent reviews will become unenforceable.

Mandatory clauses from 1 May – pets and safety

The Renters’ Rights Act introduces implied terms that must be respected, even if they aren’t written into your existing agreement. These implied terms are:

• the right to a pet – tenants now have a legal right to request a pet. You can’t unreasonably refuse this request, but you can require the tenant to buy pet insurance to cover potential damage
• safety summaries – your written statement must now include a summary of your obligations regarding gas safety, Electrical Safety (EICR), and the Decent Homes Standard

New possession grounds – the new Section 8

With Section 21 evictions being abolished, you’ll need to use a Section 8 notice if you need the property back. However, you can only use a Section 8 in certain circumstances: 

• selling or moving back into your property – you can evict a tenant if you or a family member wants to move in, or if you intend to sell. However, these grounds can’t be used during the first 12 months of a new tenancy, and you must provide four months’ notice
• rent arrears – the mandatory threshold for rent arrears has increased from two months to three months, and the notice period has doubled from two weeks to four weeks

Penalties for non-compliance

The government is taking enforcement seriously. If you fail to do the following, you could be fined up to £7,000 by your local authority: 

• share the required written statement or information sheet by the 31 May deadline 
• stop using old terms that include prohibited clauses like fixed terms, blanket bans on pets, or rent review clauses

Tenancy law changes FAQs

Do I need to re-issue existing tenancy agreements

No, existing written agreements automatically convert to periodic tenancies on 1 May 2026. You don’t need to re-issue them, but you must provide an official information sheet to your tenant by 31 May 2026. 

When will the government’s information sheet be available

The government has confirmed it will publish the official Information Sheet online in March 2026. Once available, you have until 31 May 2026 to provide it to existing tenants with written agreements.

When do landlords need to inform tenants of the new rules?

For new tenancies starting from 1 May 2026, you must provide the required terms before they sign. For existing tenants, you must issue the official government information sheet (or a full written statement for verbal agreements) by 31 May 2026 to explain their new rights.