What will happen on 1 May 2026

Assured Shorthold Tenancies (ASTs) will automatically convert to Assured Periodic Tenancies (APTs).

Your tenancy will continue on rolling basis until:

• You and your landlord decide together to end the tenancy
• You end your tenancy by giving notice
• Your landlord ends it if they have a valid legal reason

Discrimination

Landlords will not be able to discourage or prevent someone from renting a property because they have anyone under 18 who would live with or visit them at the property.

Landlords will not be able to discourage or prevent someone from renting a property because they receive benefits. Landlords will not be able to stop someone, or take action against them, for starting to claim benefits at any point during their tenancy.

Any terms in mortgages and superior agreements which restrict the letting of a property to private renters with children or who receive benefits will be unenforceable.

Landlord insurance policies that state in conditions no tenants on benefits will become unenforceable on expiry.

Guidance for landlords on rental discrimination - GOV.UK

Rents and deposits

The proposed rent must be stated when the tenancy is advertised. Landlords cannot ask for, encourage or accept an offer that’s higher.

Landlords can only require up to one months' rent in advance which can only be asked for or taken after the tenancy has been signed and before the tenancy has started.

Landlords no longer need to issue the How to Rent booklet at the start of tenancies. Please refer to the link below for information on holding, security deposits and for more information on rent in advance.

Guidance for landlords on rent payments and deposits - GOV.UK

Rent increases

Rent review clauses in tenancy agreements will become void. Rent increases will be limited to once a year and not within the first 12 months from the start of tenancy.

Landlords will need to give two months notice on the prescribed form using the section 13 process.

Tenants can challenge a rental increase via the First Tier Tribunal (Property Chamber).

Guidance for landlords on rent increases - GOV.UK

Pets

Tenants can ask for pets and will have to do so in writing. Landlords cannot refuse without good reason and will have to consider each request on a case-by-case basis. Landlords will have 28 days to respond in writing.

Guidance for if tenants want a pet to live with them - GOV.UK

Ending a tenancy

Tenants can give two months' notice at any time.

Landlords will no longer be able to issue a section 21 notice to end a tenancy.   This means a landlord will need a specific reason to request possession of their property and serve the appropriate notice. 

Guidance for landlords on grounds for possession