From 1 May 2026, private assured tenancies in England no longer have fixed terms: most existing assured shorthold tenancies automatically became rolling (periodic) tenancies. Rent review clauses in old fixed-term agreements cannot be used for new increases. Your landlord can only increase the rent with a section 13 notice on Form 4A, once a year, with two months' notice.
Fixed terms ended on 1 May 2026
GOV.UK's overview of the Renters' Rights Act for tenants explains that most existing assured shorthold tenancies automatically became assured periodic tenancies on 1 May 2026. Assured periodic tenancies run on a rolling basis, for example weekly or monthly. It is no longer possible to have an assured tenancy agreement with an end date, and if your tenancy agreement has an end date in it, that date no longer applies.
The government's Information Sheet for tenants gives the example of a 12-month agreement: after 1 May 2026 it continues on a rolling basis, usually monthly unless your agreement sets a shorter period.
What happened to rent review clauses
Many fixed-term agreements had a rent review clause, for example "the rent will increase by 3% on each anniversary". The Information Sheet says rent review clauses cannot be used for new rent increases after 1 May 2026. If you have one, it will not apply after that date. Landlords must use the section 13 process instead.
GOV.UK adds a detail for increases agreed under a rent review clause before 1 May 2026 that were due to take effect after that date: those increases will not apply.
Check your notice
See if your section 13 notice looks valid and your tribunal deadline, in about two minutes.
The old rule vs the new rule
| Before 1 May 2026 | From 1 May 2026 | |
|---|---|---|
| Fixed terms | Common (e.g. 6 or 12 months) | Not possible for assured tenancies; all rolling |
| Increase during fixed term | Only if the agreement had a rent review clause, or by agreement | Not applicable; section 13 only |
| Rent review clauses | Could be used if fair and clear | Cannot be used for new increases |
| Section 13 notice period | Usually one month | At least two months, on Form 4A |
| How often | Once a year under section 13 | Once a year, not in the first year |
If your landlord says the "new term" means new rent
You may hear that because your fixed term would have ended, the rent goes up on renewal. Since tenancies are now rolling, there is nothing to renew. Your rent stays the same until a valid section 13 notice takes effect, or you genuinely agree a change in writing.
Shelter notes one exception for people who had received an eviction notice before 1 May 2026: the landlord might let you stay if you sign a new tenancy agreement at a higher rent. Make sure you can afford it before signing, and get advice.
What to do
- Check whether you have received a section 13 notice on Form 4A. A letter citing your old rent review clause is not enough.
- If you have a notice, check the timing rules: two months' notice, 52 weeks since the last increase or tenancy start, and a start date on a rent day.
- If the notice fails, write to your landlord and keep paying your current rent.
- If the notice is valid but too high, negotiate, or apply to the tribunal before the start date.
- Agreement end date no longer applies
- Rent review clause no longer applies to new increases
- Any increase must be on Form 4A
- At least two months' notice
- Not within 52 weeks of the last increase
A worked example
Jo signed a 12-month tenancy in August 2025 at £1,000 a month, with a clause allowing a 5% increase each August. On 1 May 2026 the tenancy became periodic. In June 2026, the agent emails saying the rent will rise to £1,050 in August under the clause. That increase does not apply: the rent review clause cannot be used for new increases after 1 May 2026, and an email is not a Form 4A.
To increase the rent, the landlord must serve Form 4A. The tenancy began in August 2025, so 52 weeks have passed by August 2026, but the notice still needs two months, so a notice served in late June could not start the new rent before late August, and only on Jo's rent day. Jo replies in writing explaining this and keeps paying £1,000.
Joint tenants and renewals
If you share with others on one tenancy, the rules apply to the whole tenancy. A notice should name all joint tenants. If one tenant leaves and the landlord grants a new tenancy to those remaining, that is a new tenancy, and the first-year rule may apply to it. Get advice if your household is changing.
Checklist for former fixed-term tenants
- Old end date ignored: tenancy is rolling
- Rent review clause ignored for new increases
- Any increase arrives on Form 4A
- Two months' notice and 52 weeks since the last increase
- Information Sheet received from landlord
Frequently asked questions
Is my tenancy still an assured shorthold tenancy?
Most became assured periodic tenancies on 1 May 2026.
Do I need a new tenancy agreement?
No. GOV.UK says existing tenants with a written agreement do not need a new one; landlords must give you the government Information Sheet by 31 May 2026.
Can my landlord increase rent when I move to a different room or flat with them?
A new tenancy can start at a new rent. Within an existing tenancy, section 13 applies.
Does this apply to lodgers?
No. Different rules apply to lodgers, social housing and student halls.
Check your notice
See if your section 13 notice looks valid and your tribunal deadline, in about two minutes.
Sources
- GOV.UK: Renters' Rights Act overview for tenants
- GOV.UK: The Renters' Rights Act Information Sheet 2026 (PDF)
- GOV.UK: Assured periodic tenancies, a guide for tenants – rent increases
- Shelter England: Rent increases for private tenants
- legislation.gov.uk: Renters' Rights Act 2025
Section13Check is a document helper, not legal advice. This guide explains the published rules for private tenants in England. For advice about your situation, contact Shelter, Citizens Advice or a law centre.