This article forms part of our ongoing guidance on the Renters’ Rights Act and focuses on how tenancy structures and possession will operate once the new rules come into force.
From May 2026, all new private tenancies will be assured periodic from the outset, with fixed term tenancies no longer being created. Existing tenancies will transition automatically once their current fixed term ends.
This update explains what these changes mean in practice for landlords, how possession will work under Section 8, and why process, evidence and preparation will matter more than ever.
From 1st May 2026, all new private tenancies will be assured periodic from the outset. This means there will be no new fixed term tenancies. Existing tenancies will automatically become periodic once their current fixed term ends. There is no requirement to replace existing agreements, although tenants must be provided with the government information notice explaining the changes.
The removal of Section 21 means possession will rely on Section 8 grounds. Landlords will still be able to regain possession for clear, legitimate reasons such as selling the property, moving back in, rent arrears or serious breaches. What changes is that evidence and process matter more than ever.
For landlords who are used to fixed terms, this does require a shift in mindset. Periodic tenancies are intended to support longer term, stable occupation and, when managed properly, can reduce voids and tenant turnover.
We are already adapting our systems, documentation, and advice so our landlords are prepared well ahead of the key dates.
As further government guidance is released, we will continue to share clear, practical updates and remain available to talk through how the changes apply to your property specifically.
If you would like to discuss anything in more detail, please get in touch.