The introduction of the Renters’ Rights Act on 1 May 2026 marks a significant change in residential tenancy agreements across England. The longstanding Assured Shorthold Tenancy (AST) has been replaced by the Assured Periodic Tenancy (APT), signalling the end of fixed-term contracts and the start of a new era for landlords and tenants alike.

Transition from AST to APT

Since the Housing Act 1988, the Assured Shorthold Tenancy has been the foundation of the private rented sector. However, with the full enactment of the Renters’ Rights Act, fixed-term ASTs have been abolished. All new residential tenancy agreements are now statutory periodic from the outset, meaning they automatically continue on a rolling basis until either party decides to end the arrangement.

This shift means that traditional fixed-term tenancy agreements, often lasting six or twelve months, are no longer valid. Instead, tenancies roll on continuously, providing greater flexibility but also requiring landlords to adapt their paperwork and procedures to comply with the new legal framework.

Key Changes in Tenancy Agreements

The new Assured Periodic Tenancy agreements must reflect several important changes. Firstly, the contract is inherently periodic or rolling, removing the concept of a fixed term. Tenants now have the right to terminate the tenancy at any point, typically by giving two months’ written notice.

Additionally, rent increases are tightly controlled. Landlords may only raise the rent once a year using the formal Section 13 (Form 4A) process. Previous rent review clauses embedded in older contracts will no longer be enforceable, emphasising the need for updated agreements that comply with current legislation.

Risks of Using Outdated or Free Templates

Despite the availability of free Assured Periodic Tenancy templates online, many have not been properly updated to reflect the new legal requirements. Some have not undergone legal review, which poses a risk of non-compliance. Small but critical details, such as how tenant data is recorded and shared, must align with the new framework to avoid penalties and compliance issues.

Landlords are advised to exercise caution and conduct due diligence when selecting tenancy agreements. Using outdated or poorly drafted contracts can lead to avoidable legal complications, making it essential to rely on professionally reviewed templates that meet the new standards.

The OpenRent Assured Periodic Tenancy Agreement

OpenRent has developed a new Assured Periodic Tenancy agreement for 2026 in collaboration with legal experts. This agreement is designed to comply fully with the Renters’ Rights Act while remaining straightforward and practical for everyday use. It is informed by extensive experience, having been shaped by hundreds of thousands of tenancies managed through OpenRent’s platform.

OpenRent offers two main types of tenancy agreements to suit different letting arrangements:

Joint Tenancies (“Whole House” Approach)

This traditional model involves all tenants signing a single tenancy agreement and sharing joint responsibility for the rent. Legally, tenants are “jointly and severally liable,” meaning each tenant can be held responsible for the full rent if others fail to pay.

Under a rolling tenancy, if one tenant gives notice to leave, the entire tenancy ends for all occupants. Landlords must then establish a new agreement with remaining tenants or new occupants. This approach is often simpler to manage and works well for groups who move in and out together, though it offers less flexibility for individual tenants.

Individual Tenancies (“Room-by-Room” Approach)

In this setup, each tenant signs a separate agreement for their bedroom while sharing communal areas. This model provides greater flexibility, allowing tenants to come and go independently without affecting the other tenancies.

Landlords typically retain responsibility for council tax and utilities, often including these costs within the rent to simplify billing. OpenRent assumes this model by default when advertising rooms, but landlords should ensure it suits their property and management style before proceeding.

What this means for landlords

Landlords must update their tenancy agreements to comply with the new statutory periodic framework. Fixed-term contracts are no longer valid, and rent increases are subject to stricter controls. Choosing the correct tenancy type—joint or individual—is crucial for effective property management and tenant relations.

Using professionally drafted and legally reviewed agreements, such as those provided by OpenRent, can help landlords avoid compliance pitfalls. Understanding the implications of the new legislation will be essential to maintaining smooth and lawful lettings in the evolving rental market.

Source: Based on reporting from OpenRent

TLA Training Academy

The Landlord Association has launched its new Training Academy for UK landlords, providing structured guidance, compliance education, and practical knowledge to support landlords at every stage. Members can now complete the programme and become TLA Certified Landlords at no additional cost as part of their membership.

Landlords can explore the Academy here: https://landlordassociation.org.uk/tla-academy/

Those looking to join and access the full training and certification can register here: https://landlordassociation.org.uk/landlord-association-membership-uk/

TLA update

The Landlord Association is currently onboarding new service providers into its Trusted Partner Hub, a new initiative designed to support landlords, tenants, letting agents, and property managers with vetted, high-quality services. As one of the fastest growing landlord associations in the UK, TLA offers partners direct access to an engaged and active member base at the point of need. Service providers across legal, maintenance, insurance, finance, mortgages, tenant screening, and property services can register their interest here: https://landlordassociation.org.uk/become-a-tla-service-partner/