## Introduction to the Renters’ Rights Act Changes

The Renters’ Rights Act stage 1, coming into force on 1 May 2026, introduces significant changes for landlords in England. Notably, it abolishes fixed-term assured and assured shorthold tenancies, converting them into assured periodic tenancies. This means tenants can end their tenancy at any time, provided they give a two-month Notice to Quit, as amended under the Protection from Eviction Act.

For landlords, this change raises concerns about tenants potentially treating rented properties like holiday lets, ending tenancies immediately after moving in, and the loss of certainty that fixed terms previously provided.

## Guarding Against Tenants Using Properties as Holiday Lets

One common landlord worry is that tenants might exploit the new right to end tenancies early by using rented homes as cheaper holiday accommodation. However, this scenario is unlikely for several reasons. Tenants must provide two months’ notice and remain liable for rent during that period. Additionally, upfront costs such as a five-week deposit and holding deposit make short-term stays less attractive.

Landlords should continue thorough tenant referencing and meet applicants in person to identify those genuinely seeking long-term accommodation. For properties in popular holiday destinations, renting unfurnished may deter holidaymakers who typically prefer furnished premises, while genuine tenants often prefer to use their own furniture.

## Encouraging Tenants to Stay by Maintaining Property Standards

The government’s rationale for abolishing fixed terms is to prevent tenants from being locked into substandard accommodation. For landlords, this means maintaining high property standards is crucial to tenant retention.

Landlords should ensure properties are in excellent condition at the start of the tenancy, respond promptly to repair requests, and otherwise allow tenants privacy except for regular inspection visits. Well-maintained properties in areas with limited supply are less likely to see tenants exercising their right to end the tenancy early.

## Managing Tenants Who Withdraw Notice to Quit

A practical challenge arises when tenants serve a Notice to Quit but later decide to stay. From 1 May 2026, tenants cannot unilaterally cancel their notice; any withdrawal must be in writing and agreed by all parties, including other tenants.

Landlords can refuse to accept a withdrawal if they prefer to end the tenancy, especially with problematic tenants. This ensures the tenancy ends at the notice expiry, allowing landlords to pursue eviction if tenants do not vacate.

It is important to avoid inadvertently creating a new tenancy by accepting rent after the notice period ends. Detailed guidance on handling Notices to Quit and eviction procedures is available on landlord law resources.

## Final Considerations for Landlords

While the right for tenants to end tenancies early may seem daunting, it is unlikely to cause widespread issues for landlords who maintain good-quality properties. Tenants generally prefer to remain in decent homes, and the two-month notice period provides landlords with time to plan.

The most significant impact may be on student landlords, where tenancy durations often align with academic terms. This specific challenge has been discussed separately in landlord law commentary.

Landlords should prepare for these changes by reviewing tenant screening processes, property maintenance protocols, and tenancy management practices to adapt smoothly to the new legal landscape.