Tenancy Renewals Have Changed: What Landlords Need to Know
For years, landlords have been used to reaching the end of a fixed-term tenancy and deciding what happens next.
Do you offer another 6 or 12 months?
Do you let the tenancy roll on?
Is it time to review the rent?
Since 1 May 2026, that process has changed for most private landlords in England. Most assured shorthold tenancies automatically became assured periodic tenancies, meaning they now continue on a rolling basis rather than coming to an end on a set date. So, what do landlords actually need to do now? There is no traditional renewal. For most tenancies, there is no longer a fixed-term renewal to arrange. When the date that was previously shown as the end of the tenancy arrives:
- The tenancy does not automatically end
- You do not normally need a new tenancy agreement
- You do not need to agree another 6 or 12-month fixed term
- The tenancy simply continues as an assured periodic tenancy
If your tenant already had a written tenancy agreement before 1 May 2026, the Government has confirmed that you did not need to issue a replacement agreement simply because the law changed.
What happened to existing tenancies?
Most existing ASTs changed automatically to assured periodic tenancies on 1 May 2026. Landlords and letting agents were also required to provide most existing tenants with the Government’s Renters’ Rights Act Information Sheet by 31 May 2026. There are some different transitional rules where valid possession action had already started before 1 May 2026, so landlords dealing with this situation should make sure they understand which rules apply to them.
What happens when you want to review the rent?
This is one of the areas where landlords need to take particular care. Previously, many landlords reviewed the rent at the same time as renewing a tenancy. Under the new rules, landlord-led rent increases normally need to follow the Section 13 process.
This means:
- A landlord can generally increase the rent once every 12 months
- At least two months’ notice must be given
- The prescribed Form 4A must be used
- The proposed rent should reflect the open market rent
Rent review clauses in older tenancy agreements can no longer simply be used as the route to introduce a new landlord-led rent increase after 1 May 2026. That means a quick conversation with the tenant or an informal letter is not enough. The correct process matters.
What should landlords focus on instead of renewals?
Rather than thinking about an annual tenancy renewal, landlords now need to think about ongoing tenancy management. That includes:
- Keeping safety certificates and compliance documents up to date
- Reviewing the rent at the appropriate time
- Using the correct legal paperwork for any rent increase
- Keeping accurate tenancy records
- Dealing with maintenance and repairs
- Communicating clearly with tenants
- Following the correct legal process if the tenancy needs to end
The tenancy may be continuing automatically, but your responsibilities as a landlord continue with it.
Unsure what you need to do? This is where Richard Kendall Lettings can help.
The removal of traditional fixed-term renewals may make the process sound simpler, but landlords still need to make sure the tenancy is being managed correctly throughout. Our lettings team can help you with:
- Understanding how your existing tenancy has changed
- Ongoing tenancy management
- Rent reviews and the correct Section 13 process
- Compliance and safety requirements
- Tenancy documentation
- Changes introduced by the Renters’ Rights Act
- Fully managed letting services
Whether Richard Kendall already manages your property or you currently manage it yourself, our team is here to offer practical help and advice. If you are unsure what should happen when your tenancy reaches its old renewal date, speak to your local Richard Kendall Lettings team.
We can help make sure everything is dealt with correctly and keep you up to date as landlord legislation continues to change.
