How to Convert Your AST to a Periodic Tenancy in 2026

From 1 May 2026, fixed-term Assured Shorthold Tenancies no longer exist in England. Every tenancy in the private rented sector is now periodic - meaning it rolls month to month (or week to week) indefinitely until either the landlord or tenant ends it through the correct legal process.

If you're a landlord with an AST that was in force on 1 May 2026, it automatically became a periodic tenancy on that date. But that doesn't mean you can ignore the paperwork. Here's what you need to do.

What is a periodic tenancy?

A periodic tenancy has no end date. It continues until:

• The tenant gives notice - two months' written notice is standard under the Renters' Rights Act
• The landlord obtains a court order under a valid Section 8 ground
• Both parties agree in writing to end the tenancy

The "period" of the tenancy matches the rent payment schedule. If your tenant pays monthly, it's a monthly periodic tenancy. If weekly, it's weekly.

Did my AST automatically become periodic?

Yes. Under the Renters' Rights Act transitional provisions:

• All existing ASTs (whether in fixed term or already periodic) converted to the new statutory periodic tenancy on 1 May 2026
• The terms of your existing AST largely carry over - rent amount, payment date, obligations - but provisions that conflict with the Act (such as fixed end dates and Section 21 references) are void
• You do not need to ask permission from your tenant for this conversion - it happened automatically by operation of law

Do I need to issue new paperwork?

Legally, the conversion happened automatically. But practically, you should issue a new Periodic Tenancy Agreement for several reasons:

1. Clarity: Your tenant's copy of the old AST has an end date, references to Section 21, and potentially clauses that are now void. A new agreement removes confusion.
2. Legal protection: A clearly-worded current agreement is essential if you ever need to go to court for possession. A judge may not look favourably on a landlord relying on a 2019 AST that was written under different law.
3. Compliance: Certain provisions of the Renters' Rights Act (Awaab's Law obligations, pet request procedures, the Section 13 rent increase process) should be clearly reflected in the tenancy agreement.

What must the new periodic tenancy agreement contain?

A compliant post-RRA periodic tenancy agreement must include:

• The full names and addresses of landlord and tenant(s)
• The property address
• The monthly rent amount and payment date
• The deposit amount and scheme it's protected with
• The tenancy start date (the original start date, not 1 May 2026)
• A clear statement that the tenancy is periodic with no fixed end date
• The tenant's right to give 2 months' notice to quit
• The landlord's possession rights under Section 8 only (no Section 21)
• Awaab's Law maintenance obligations - the landlord's commitment to investigate hazards within 5 working days
• The pet request procedure (tenant may request permission, landlord must respond within 28 days)
• The Section 13 rent increase procedure (once per year, 2 months' notice)

What must it NOT contain?

• Any reference to Section 21 or "no-fault" eviction
• A fixed end date
• A contractual rent review clause (e.g., "rent increases by RPI annually") - these are overridden by Section 13
• A blanket ban on pets - this conflicts with the enhanced pet rights under the Act
• Any clause that purports to waive tenant rights conferred by the Renters' Rights Act - such clauses are void

How do I give the new agreement to my tenant?

Both parties should sign the new agreement. You can:

• Print and sign in person
• Use an e-signing service - PropReady integrates with electronic signature tools so tenants can sign from their phone
• Email the document and ask for a signed copy back

Keep a signed copy on file - preferably in digital form so you can access it immediately if needed. PropReady stores all your documents in your audit vault automatically.

What about tenants who refuse to sign the new agreement?

The conversion to periodic tenancy happened automatically by law - your tenant does not need to sign a new agreement for the legal conversion to have occurred. If a tenant refuses to sign updated documentation, the old AST (minus its now-void provisions) still governs the tenancy, and the Renters' Rights Act applies as a matter of law regardless.

In practice, most tenants will sign updated documentation - it's in their interest too. If you encounter resistance, explain that the document is not changing their rights but simply reflecting what the law now says.

What about new tenancies started after 1 May 2026?

All new tenancies must be on the new periodic tenancy basis from day one. You cannot offer a new fixed-term AST - doing so would be unlawful and the fixed-term clause would be void, making it a periodic tenancy by default anyway.

Step-by-step conversion process

1. Generate a new Periodic Tenancy Agreement using PropReady (pre-filled with your property and tenant details)
2. Review the generated agreement and customise any specific clauses (parking, garden maintenance, etc.)
3. Send to your tenant for signature
4. Store the signed agreement in your PropReady document vault
5. Serve the mandatory information leaflet (deadline: 31 May 2026)