What Happens to Your Tenancy on 1 May 2026: AST to Periodic Conversion Explained
On 1 May 2026, every Assured Shorthold Tenancy in England — whether it's mid-way through a fixed term, rolling monthly, or freshly signed — becomes a statutory periodic tenancy. This isn't a negotiation. It happens by operation of law under Section 1 of the Renters' Rights Act 2025.
If you're a sole-operator letting agent or self-managing landlord, this changes how you handle tenancy agreements, rent reviews, break clauses, and possession proceedings. Here's exactly what happens and what you need to do.
What "conversion to periodic" actually means
Today, most residential tenancies in England are ASTs with a fixed term (typically 6 or 12 months). When the fixed term ends, they become contractual periodic tenancies — rolling month to month.
From 1 May 2026, the concept of a fixed-term AST ceases to exist. Every tenancy becomes an assured periodic tenancy (not an AST — the "shorthold" designation is abolished). The tenancy rolls indefinitely until:
- The tenant gives 2 months' written notice to leave (from day one — no minimum tenancy period)
- The landlord obtains a possession order using Section 8 grounds (which now require specific reasons — see our Section 21 abolition guide)
There is no mechanism to create a new fixed-term tenancy after 1 May 2026.
Which tenancies are affected
Every AST in England. Specifically:
| Scenario | What happens on 1 May 2026 |
|---|---|
| Fixed-term AST (e.g., 12-month contract mid-way through) | Converts to periodic. The remaining fixed term has no effect. |
| AST with break clause | Converts to periodic. Break clause becomes redundant — tenant can leave with 2 months' notice anyway. |
| Contractual periodic AST (already rolling) | Converts to the new assured periodic tenancy. Shorthold status removed. |
| AST signed before 1 May 2026 but start date after 1 May 2026 | Still treated as an "existing tenancy" for transition purposes. Converts immediately. |
| Assured tenancy (non-shorthold) | Not affected by AST conversion — but other RRA changes (Form 4A, pet requests, etc.) still apply. |
| Licence to occupy | Not affected. Not an AST. |
The conversion applies to approximately 4.6 million private rented tenancies in England.
What stops working on 1 May 2026
Several clauses commonly found in AST agreements become unenforceable:
Fixed-term clauses
A clause stating "this tenancy is for a term of 12 months commencing on [date]" has no legal effect from 1 May 2026. The tenancy is periodic regardless.
Penalty risk: Attempting to enforce a fixed term after 1 May 2026 may trigger a civil penalty under Section 16E of the Housing Act 1988 (as inserted by the RRA). This means telling a tenant they "can't leave until the fixed term ends" could result in a fine.
Break clauses
Redundant. The tenant can give 2 months' notice at any point. There's no minimum tenancy period to "break" from.
Contractual rent review clauses
Clauses in your tenancy agreement that specify when and how rent can be increased (e.g., "rent will increase by RPI annually on the anniversary") are null and void from 1 May 2026. The only valid rent increase mechanism is the statutory Section 13 process using Form 4A.
For the full Form 4A process, see our rent increase guide. To calculate your next valid increase date, try the Rent Increase Calculator.
What you need to do
1. Audit your portfolio
List every tenancy in your portfolio with:
- Tenancy start date
- Current fixed-term end date (if applicable)
- Last rent increase date
- Current rent
- Any break clauses
You can use the free AST Conversion Calculator to check how each tenancy is affected and what changes on 1 May 2026.
2. Update your records
Change the tenancy type for every property from "AST" (or "AST — fixed term") to "Assured Periodic Tenancy." If you use property management software, check whether it has an RRA update — most major platforms are adding periodic tenancy tracking.
If you use spreadsheets, update your tracking sheet columns:
- Remove "Fixed term end date" (no longer relevant)
- Add "Next earliest rent increase date" (Form 4A tracking)
- Add "Tenant notice received" date column
3. Communicate with tenants
There's no legal requirement to notify tenants of the conversion — it happens automatically. However, informing tenants proactively reduces confusion and demonstrates good management. The government will publish an Information Sheet that you must provide to all existing tenants by 31 May 2026.
Keep it factual: "Your tenancy automatically becomes a periodic tenancy on 1 May 2026 under the Renters' Rights Act. You don't need to sign anything. Your rent, deposit protection, and other terms remain the same. You can end the tenancy at any time by giving 2 months' written notice."
4. Do NOT issue new fixed-term agreements
From 1 May 2026, a tenancy agreement that purports to create a fixed term has no effect. You can still issue a written tenancy agreement (in fact, a Written Statement is now required) — but it must reflect periodic terms.
Template update: If you use a standard AST template, it needs rewriting. Remove fixed-term clauses, break clauses, and contractual rent review provisions. Replace with references to the statutory Section 13 rent increase process and Section 8 possession grounds. For a guide to what your updated agreement should include, see our complete Renters' Rights Act guide.
What does NOT change
Not everything is affected. These continue to apply after conversion:
- Deposit protection — your existing deposit scheme registration and prescribed information remain valid
- The rent amount — the conversion doesn't change the rent. Only a valid Form 4A notice can do that.
- Repair obligations — your duties under Section 11 of the Landlord and Tenant Act 1985 continue unchanged
- Safety certificate requirements — gas, EICR, EPC obligations remain the same
- The tenant's identity — the same person(s) remain the tenant(s)
Frequently asked questions
Can I ask an existing tenant to sign a new agreement? You can offer an updated written agreement that reflects periodic terms. You cannot require it. If the tenant declines, the existing agreement continues (with unenforceable clauses simply having no effect).
What if my tenant is in a 2-year fixed term that started January 2026? The remaining 20 months of the fixed term have no effect from 1 May 2026. The tenancy becomes periodic. The tenant can leave with 2 months' notice at any point.
Does this affect my mortgage lender's consent-to-let requirements? Potentially. Some buy-to-let mortgage conditions require an AST. Check with your lender — most are updating their terms for RRA compliance. The UK Finance trade body is expected to publish guidance for lenders on updated consent-to-let terms.
What about student lets with academic year cycles? Purpose-built student accommodation (PBSA) has a specific exemption under the new Ground 4A for possession. Non-PBSA student lets convert to periodic like any other tenancy.
For the full timeline of RRA changes, see the key dates timeline. Check every deadline with the RRA Deadline Tracker.
This guide applies to private rented sector properties in England only. It does not constitute legal advice. For specific legal questions about your situation, consult a solicitor specialising in landlord and tenant law.
Information is current as of the date shown above.