From 1 May 2026, most private tenancies in England became assured periodic tenancies. Fixed terms ended, Section 21 "no-fault" evictions were abolished, tenants can leave with two months' notice, and landlords can only end a tenancy using one of the grounds for possession in the law. Existing assured shorthold tenancies moved onto the new system automatically, and landlords had to give those tenants the government's information sheet by 31 May 2026. If you let rooms, most of your tenants are now on periodic tenancies, but not all of them: joint tenancies and lodgers work differently.
This guide explains what changed, how tenancies start and end now, and what room landlords should check in their paperwork.
Where the changes come from
The changes are in the Renters' Rights Act 2025, which received Royal Assent on 27 October 2025. The government's guide to the Renters' Rights Act summarises it, and its landlord information hub confirms the tenancy changes took effect on 1 May 2026. GOV.UK's private renting guidance says that on that date all assured shorthold tenancies automatically became assured periodic tenancies.
Tenancies are now periodic
A periodic tenancy rolls on from one rent period to the next, with no end date. For new tenancies, you can't agree a fixed term, and a term that tries to create one has no effect. Existing fixed-term assured shorthold tenancies didn't need to be rewritten; they became periodic.
Rent periods are limited too. Under section 4A of the Housing Act 1988, each rent period must be monthly or 28 days or shorter, such as weekly or fortnightly. Quarterly or yearly rent periods no longer work for these tenancies; if the terms don't comply, the tenancy is treated as monthly.
What this means day to day
- There's no renewal date to chase and no "end of term" to plan around.
- The tenancy continues until the tenant gives notice, or you end it on a ground and, if necessary, with a court order.
- Rent increases go through the statutory process, at most once a year and not in the first year of a tenancy. See rent increases after the Renters' Rights Act.
Who has a tenancy in a shared house
It's common to say "in a house let by the room, each tenant has their own tenancy". That's usually true, but not always.
Room-by-room tenancies
When you let each room separately, to people who don't know each other, each tenant usually has their own assured periodic tenancy of their room, with shared use of the kitchen, bathroom and other common parts. One tenant leaving doesn't end anyone else's tenancy, and each tenancy has its own rent, deposit and notice.
Joint tenancies of a whole house
Some landlords let a whole shared house to a group, such as friends or students, on one joint tenancy. The group are jointly responsible for the whole rent, and there's usually one deposit. GOV.UK's landlord guide says one joint tenant will usually be able to end the joint tenancy without the agreement of the others. If the others want to stay, you and they need to agree it, for example a new tenancy or a replacement tenant. So the group should understand how leaving works before they sign. See tenancy agreements for a room for the difference.
Lodgers in your own home
If you live in the house as your only or main home and let a room to someone who shares your kitchen, bathroom or living room, they're normally a lodger, not an assured tenant. GOV.UK explains that such a lodger is likely to be an excluded occupier, and the Protection from Eviction Act 1977, section 3A treats those lettings differently. The periodic tenancy rules in this guide don't apply to them, and the government's information sheet says lodgers don't need it. See lodger or tenant?.
How a tenant ends the tenancy
GOV.UK's landlord guide says:
- the most notice you can ask a tenant for is two months, and if the tenancy agreement doesn't say, the tenant must give at least two months;
- the notice must end the tenancy on a day the rent is due, or the day before;
- the tenant can give notice in any written form, such as a letter, email or text; and
- you and the tenant can agree a shorter notice period or an earlier end date, but this needs to be in writing.
Rent stays payable during the notice period unless you agree otherwise. Keep the notice with the tenancy.
In a room-by-room house, one tenant's notice ends only their tenancy. You'll usually know two months ahead that a room is coming free, which is enough time to plan viewings and an end of tenancy inventory.
How a landlord ends the tenancy
Section 21 is gone for these tenancies. To end a tenancy, a landlord must serve notice relying on one of the statutory grounds in Schedule 2 to the Housing Act 1988, using Form 3A from the assured tenancy forms. GOV.UK's guidance on giving notice says the notice period will usually be four months if the tenant hasn't done anything wrong, and may be shorter if the tenant is at fault.
Examples from the grounds for possession guidance:
- You or a close family member want to move in, or you want to sell: four months' notice, and the notice can't end within the first 12 months of a tenancy.
- Serious rent arrears: at least three months' rent (or 13 weeks if rent is paid weekly or fortnightly) owed when notice is served and at the hearing, with four weeks' notice.
- Antisocial behaviour: you can apply to court immediately after giving notice in some cases.
If you rely on the moving-in or selling grounds, the law stops you letting or marketing the property from the day you serve notice until 12 months after the date given in the notice (section 16M). If the tenant doesn't leave, you must go to court; you can't evict without a court order. Our guide to possession after Section 21 covers the grounds in more detail, including how deposits affect possession.
Rent and money
- Rent increases go through the statutory process, at most once a year, with at least two months' notice on Form 4A. See rent increases after the Renters' Rights Act.
- Rent in advance is limited. The government's guide says landlords can ask for up to one month's rent (or 28 days' rent where the rent period is shorter than a month) once the tenancy agreement has been signed and before the tenancy starts. You can't ask for or accept rent before the agreement is signed.
- Deposits must still be protected. See tenancy deposit protection: the 30-day rule.
The information sheet for existing tenants
Landlords didn't have to rewrite existing written tenancy agreements. Instead, for tenancies that existed before 1 May 2026, they had to give every tenant named on the agreement a copy of the government's Renters' Rights Act information sheet by 31 May 2026. The guidance says it can be printed and handed over or posted, or sent as a PDF attachment, but not as a link. Lodgers don't need it. A landlord who didn't give it could be fined up to £7,000.
If a tenancy before 1 May 2026 was agreed only verbally, the landlord had to give the tenant written information about its key terms by the same date instead.
If you missed it, give the sheet now and take advice on the consequences.
What to update
- Tenancy agreements: remove fixed terms, break clauses and rent review clauses from your templates. See tenancy agreements for a room.
- Written information: for every new tenancy, GOV.UK says you must give the tenant written information about the key terms before you sign or agree the tenancy. It can be part of the tenancy agreement. Not doing so can mean a fine of up to £7,000.
- Your records: note the start date and rent period of every tenancy, the date the rent last changed, and any notice given by either side.
- Your evidence: keep rent records, messages and inspection notes. With Section 21 gone, any possession claim relies on a ground and evidence.
- Advertising: since 1 May 2026, you must publish an asking rent and can't ask for or accept offers above it, you can't discriminate against tenants with children or on benefits, and you can't unreasonably refuse a tenant's request to keep a pet. The government's guide has the detail.
Other changes coming
The same law introduces a private rented sector database and a landlord ombudsman. The government's hub says registration on the database opens regionally from 15 December 2026, starting in the West Midlands, and will then roll out across England. See the PRS landlord database: what to prepare. The government's implementation roadmap expects landlords to have to join the ombudsman in 2028. For the database and the ombudsman, the government's guide says councils can fine landlords up to £7,000 for a first breach, and up to £40,000 or prosecute for serious or repeated breaches.
Worked example
Helen owns a five-bedroom house let room by room, plus a two-bedroom flat she lets to two friends on one joint tenancy. She also has a lodger in her own home.
- The shared house. Each of the five tenants had a separate assured shorthold tenancy. On 1 May 2026 they all became assured periodic tenancies. Helen emailed each tenant the information sheet as a PDF attachment on 12 May and kept the sent emails. In August, the tenant in Room 4 gives two months' notice, ending the day before a rent day; the other four tenancies carry on unchanged.
- The flat. The two friends hold one joint tenancy. When one of them wants to leave, Helen knows that one joint tenant's notice will usually end the tenancy for both, so she talks to both of them about whether the other wants to stay on a new agreement.
- Her lodger. Her lodger shares her kitchen, so is likely an excluded occupier, not an assured tenant. The periodic tenancy rules and the information sheet don't apply to that arrangement.
- Rent. Helen plans one rent review a year for each room, giving at least two months' notice on Form 4A.
How Rentap helps
Rentap keeps each room's tenancy with its start date, rent and rent period (weekly or monthly), the tenancy agreement, and every past tenancy in the room's history. When a tenant gives notice, record who gave it and when, and the expected move-out date. Rent tracking shows what's due and overdue for every tenancy, and when you change the rent you choose when the new rent starts. Rentap doesn't decide which legal rules apply to your tenancies. For definitions, see our glossary of letting terms.
Sources
- Renters' Rights Act 2025
- GOV.UK: guide to the Renters' Rights Act
- Government landlord hub: renting is changing
- GOV.UK: Renters' Rights Act implementation roadmap
- GOV.UK: private renting
- GOV.UK: assured periodic tenancies, if your tenant wants to leave
- GOV.UK: the Renters' Rights Act information sheet 2026
- GOV.UK: written information for your tenant
- GOV.UK: assured tenancy forms from 1 May 2026
- GOV.UK: giving notice to evict tenants
- GOV.UK: grounds for possession guidance
- Housing Act 1988, section 4A, section 16M and Schedule 2
- GOV.UK: your lodger's tenancy type
- Protection from Eviction Act 1977, section 3A
Last checked: 10 October 2026. This guide is general information, not legal advice.