What changed for renters on 1 May 2026?

For private renters and landlords in England whose assured tenancies became rolling tenancies on 1 May 2026.

Applies to: England Last checked against official sources: 6 October 2026

On 1 May 2026, all assured tenancies, including assured shorthold tenancies, became rolling (periodic) tenancies. Any end date in your agreement no longer applies, and you didn't need to do anything.

New tenancies can't have an end date.
They run weekly or monthly until you or your landlord end them properly.
If your landlord gives only spoken terms, they must give you the key terms in writing.

Different in Scotland, Wales or Northern Ireland

Rules may be different in:

Scotland: Check mygov.scot for Scotland
Wales: Check gov.wales for Wales
Northern Ireland: Check nidirect for Northern Ireland

Key facts

Rolling tenancies from 1 May 2026
No fixed end dates
Applies automatically

What a rolling tenancy means for you

Since 1 May 2026, assured tenancies in England, including assured shorthold tenancies, run from one rent period to the next with no end date. You stay until you choose to leave, or your landlord ends it using a legal reason. The key rules are below.

Leaving your home

Give at least 2 months' notice in writing (a letter, email or text is fine). Keep a copy.
Your landlord cannot ask for more than 2 months.
The notice must end on a day rent is due, or the day before.
You and your landlord can agree in writing to end it sooner.
In a joint tenancy, one tenant can usually end it for everyone. A shorter notice period needs all joint tenants to agree.

If your landlord wants you to leave

Your landlord needs a legal reason, called a "ground for possession". Examples include wanting to live in the home, selling it, unpaid rent, or breaking the tenancy terms.

They must give you a section 8 notice that says which ground they are using. Notice is usually at least 2 months, but can be up to 4 months depending on the ground. If you do not leave, they must apply to court. You can go to the hearing and argue against the reason.

Rent rises

Rule	What it means
How often	Once a year at most
First year	No increase allowed
Notice	At least 2 months
Form	Landlord must use form 4A
Disagree?	Apply to the First-tier Tribunal if you think it is above the open market rent

Money up front

Your landlord must not take rent before you both sign the agreement.
After signing but before you move in, they can usually ask for no more than 1 month's rent (or 28 days if you pay weekly).
Holding deposit: up to 1 week's rent.
Tenancy deposit: up to 5 weeks' rent if yearly rent is under £50,000, or 6 weeks if £50,000 or more.

Rental bidding is banned

Landlords and agents must advertise one fixed rent, not a range. They cannot ask or encourage you to offer more. You can report this to your council, which can fine them up to £7,000.

Pets

Ask your landlord in writing. They have 28 days to reply in writing. They can only refuse for a fair reason, such as an allergy in the home, not enough space, or a rule from the freeholder. If they agree, they cannot change their mind later. They can take pet damage costs from your deposit.

Where to get help

Citizens Advice and your local council's housing team give free help with tenancy problems.

If you live in Scotland, Wales or Northern Ireland

These rules apply to England only. Scotland, Wales and Northern Ireland have their own tenancy laws.

Related guides

Where this comes from

Get it done

This takes you to the official service, which is free to use.

Read the tenant guide

Common questions

How do I check my tenancy type?

Shelter's tenancy checker can help.

Source: Assured periodic tenancies: a guide for tenants

Checked against GOV.UK on 6 October 2026

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