Do I need a new tenancy agreement in England in 2026?
Last updated 26 Oct 2026
No: in England, landlords do not need a new tenancy agreement for tenancies that existed before 1 May 2026. GOV.UK says "the legislation does not require you to change or re-issue any existing written tenancy agreement", but written tenancies needed the government's Information Sheet by 31 May 2026.
This page covers private landlords in England only. Scotland, Wales and Northern Ireland have their own tenancy law; see Wales, Scotland and Northern Ireland.
What happened to existing ASTs on 1 May 2026
- GOV.UK says all assured tenancies, including assured shorthold tenancies, "automatically became rolling tenancies" on 1 May 2026.
- "If the tenancy had an end date, it will no longer apply," and "you did not need to do anything for this change to take effect." Source: GOV.UK, if the tenancy started before 1 May 2026.
- The explanatory note to SI 2026/421 says fixed-term and shorthold assured tenancies are abolished, "so that all tenancies under that Act will now be assured periodic tenancies".
- The transitional rules for existing tenancies are in Schedule 6 to the Renters' Rights Act 2025.
For everything else that changed on that date, see the Renters' Rights Act in England: what changes and when.
What you had to give existing tenants, and by when
What you owed depends on whether the tenancy agreement was written or oral.
| Existing tenancy (started before 1 May 2026) | What to give | Deadline |
|---|---|---|
| Written agreement, in whole or in part | The Renters' Rights Act Information Sheet 2026, to every tenant named on the agreement | 31 May 2026 |
| Oral (spoken) agreement only | The written information about the key terms of the tenancy | 31 May 2026 |
Source: GOV.UK, written information you need to give to your tenant. The one-month deadline is in paragraph 7 of Schedule 6, counted from 1 May 2026.
- The Information Sheet. It is the official document published on GOV.UK on 20 March 2026: the Renters' Rights Act Information Sheet 2026.
- How to give it. Post or hand over a printed copy, or send the PDF as an attachment to an email or text. GOV.UK says emailing or texting a link to the PDF "will not be valid".
- The penalty. GOV.UK says a landlord who does not give it "could be fined up to £7,000".
Tenancies that start on or after 1 May 2026
A new tenancy needs written information about its key terms, given before you sign the agreement or agree the tenancy. You can put that information in a written tenancy agreement or give it separately. Source: GOV.UK, written information you need to give to your tenant.
The duty is in section 16D of the Housing Act 1988, headed "Duty of landlord and contractor to give statement of terms etc". It was inserted by the Renters' Rights Act 2025 and brought into force from 1 May 2026 for specified purposes.
What to do with the fixed-term clauses
Existing agreements stay in place, but some of their terms no longer work as written.
- End dates. A fixed term no longer applies. The tenancy carries on as a rolling tenancy until it is ended under the new rules.
- Tenant's notice. GOV.UK says you "cannot require your tenant to give more than 2 months' notice", even if the agreement says otherwise.
- Notice periods. Where the fixed term ended on or after 1 May 2026, the notice period in the agreement still applies, within that two-month limit. Where it ended before 1 May 2026 and the agreement said nothing about what happens next, the tenant uses the process for assured periodic tenancies.
- Rent review clauses. The government's guide to the Act says rent increases by other means, "such as rent review clauses – will not be permitted". Increases now go through section 13; see rent increases by nation.
- Your own notices. A section 21 notice can no longer be given. Possession needs a section 8 ground; see how landlords get possession now.
- Changing terms. GOV.UK says "both you and your tenant must agree to any changes to the terms of the tenancy agreement."
Fixed-term rules come from GOV.UK, if the tenancy started before 1 May 2026.
Dates this page relies on
| Date | What | Source |
|---|---|---|
| 20 March 2026 | Information Sheet published | GOV.UK |
| 1 May 2026 | Existing assured tenancies became assured periodic tenancies | SI 2026/421 |
| 31 May 2026 | Deadline for the Information Sheet or the written information for existing tenancies | GOV.UK |
Record the written statement with Letbook
Letbook is a compliance tracker for private landlords. For a tenancy in England starting on or after 1 May 2026, it adds a written statement of terms item where you record the date you gave it and attach a copy. It does not track the Information Sheet. Sign up free.
Related guides: the Renters' Rights Act in England, what replaced the How to Rent guide, pets in rented homes and tenancy deposit protection in England.
Sources
- Assured tenancy agreements: a guide for landlords, written information, GOV.UK
- Assured tenancy agreements: if the tenancy started before 1 May 2026, GOV.UK
- The Renters' Rights Act Information Sheet 2026, GOV.UK
- Guide to the Renters' Rights Act, GOV.UK
- Renters' Rights Act 2025, Schedule 6, legislation.gov.uk
- Renters' Rights Act 2025 (Commencement No. 2 and Transitional and Saving Provisions) Regulations 2026, legislation.gov.uk
- Housing Act 1988, section 16D, legislation.gov.uk
Facts checked on 26 October 2026. This page is general information, not legal advice.