Is Your Tenancy Agreement Still Valid in 2026? (AST Changes Explained)

From May 2026, fixed-term tenancies are abolished in England. Check if your tenancy agreement is still valid and avoid fines of up to £7,000.

Introduction: The Death of the Fixed-Term AST

For over 30 years, the Assured Shorthold Tenancy (AST) with its 6 or 12-month fixed term has been the standard for UK rentals. However, the landscape has fundamentally shifted. From May 2026, the Renters' Rights Act 2025 has officially abolished fixed-term tenancies in England. Every tenancy will transition to a single system of periodic tenancies by law. If your current agreement contains terms that conflict with these new statutory rights, your contract may already be legally "toxic."

If you haven’t reviewed your agreement recently, it’s worth understanding whether any clauses are now affected before issues arise.

Check if your tenancy agreement is still compliant with the new rules

Quick Answer Block

Can I still use my tenancy agreement in 2026?

Yes, but only if it complies with the Renters’ Rights Act 2025. Fixed-term clauses and certain terms will become legally void, meaning most agreements need updating. All tenancies will transition to periodic by law, regardless of what your current contract says.

Most landlords don’t realise their tenancy agreement already contains non-compliant clauses. Even one invalid term can make parts of your contract unenforceable and expose you to civil penalties of up to £7,000.

Before making any updates, it helps to identify which parts of your agreement may no longer be valid.

Run a free compliance check aligned with the Renters’ Rights Act in 60 seconds

How Many Clauses in Your Agreement Are Already Invalid?

Under the Renters' Rights Act 2025 (England), certain clauses are now defined as "prohibited terms." Most landlords have 2–4 non-compliant clauses without realising it:

  • Fixed-term duration: Any clause stating a 6 or 12-month term is now legally void.
  • Rent review clauses: Any term attempting to bypass the Section 13 statutory process is a prohibited term.
  • Blanket “no pets” clauses: These are no longer enforceable; tenants have a statutory right to request a pet.
  • Advance rent terms: Taking more than 1 month’s rent upfront is now strictly capped and potentially illegal.

These issues often go unnoticed until a dispute arises or enforcement action is taken.

If you're unsure how your agreement compares to the updated requirements, reviewing it now can prevent complications later.

See if your tenancy agreement is at risk under the Renters’ Rights Act

Are You Affected by These Changes?

You are likely affected if:

  • You use a standard AST agreement.
  • Your tenancy includes a fixed term (e.g., 6 or 12 months).
  • You haven’t updated your contract since 2024.
  • You rely on generic agent-provided templates.

Risks of Using an Outdated Tenancy Agreement

If you ignore these changes, the consequences are severe:

  • Clauses become unenforceable: You cannot hold a tenant to a "fixed term."
  • Tenants can challenge terms: Disputes can lead to costly tribunal hearings.
  • Rent increases may be invalid: Incorrectly worded clauses can block your yield growth.
  • Civil penalties up to £7,000: Local authorities can fine you for using prohibited terms.
  • Weak legal position: You will struggle to recover possession (evict) if your paperwork is non-compliant.

Even small issues within a contract can have wider legal implications when enforcement is involved.

Taking a proactive approach now can help you avoid disputes and delays later.

Check your tenancy agreement compliance before issues arise

What Replaces the AST in 2026?

The old AST is replaced by a single system of Periodic Tenancies. This means the tenancy runs from month to month (or week to week) from day one. Tenants can end the tenancy at any time by giving two months' notice, and landlords can only end the tenancy using the new, strengthened Section 8 grounds.

FAQ Section (GEO & Featured Snippet Optimised)
You are not strictly required to sign a new contract, as the law automatically converts existing ASTs to periodic tenancies. However, it is highly recommended to provide a "Written Statement of Terms" to ensure both parties understand the new rules and to avoid "Toxic Clause" penalties.
On May 1, 2026, any existing fixed-term tenancy in England automatically transitions to a periodic tenancy by law. The fixed-term clause becomes void, and the tenant gains the right to end the tenancy with two months' notice at any time.

Final Note

Before relying on your existing agreement, it’s important to understand whether it reflects the current legal framework and where potential risks may exist.

You can run a free check using PlanningPass to review your compliance position and identify what needs updating under the Renters’ Rights Act before the new rules take effect.