If you’re entering a new tenancy, be aware that from 1 May 2026 all agreements will move to Assured Periodic Tenancies, replacing fixed-term contracts. Understanding this change will help you manage your tenancy with confidence.

Let’s be candid, most people skim contracts and move on. However, a rental agreement warrants closer attention.

From 1 May 2026, all private tenancies—both new and existing—will transition to Assured Periodic Tenancies (APTs). While you may be familiar with rolling agreements, the updated structure introduces notable changes.

It is essential to review the terms carefully before signing. Below are the key points to consider.

Your new Assured Periodic Tenancy

Fixed-term Assured Shorthold Tenancy agreements (ASTs) will not exist from 1 May 2026. They will be replaced by APTs.

APT contracts apply when:

  • The rent is more than £250 per year (or more than £1,000 if you’re in London)

  • The rent is less than £100,000 a year

  • The landlord does not live in the same building

  • You have exclusive occupation

If you are offered a fixed-term AST from 1 May 2026, you can make a complaint to your local authority.

What your APT must contain

APTs issued from 1 May 2026 must contain the following information:

  • The date the tenancy starts

  • How much rent is being charged and the date it is due

  • Details of other payments you are expected to make, such as utility bills

  • The landlord’s details and your details (this could be multiple names if the property is jointly owned or you’re renting with others)

  • Information about the property, including its full address

  • The amount of security deposit that is due

  • Information on how you can end the tenancy

  • Information on how your landlord can end the tenancy

  • A statement that explains your landlord is obliged to provide a property that’s safe and fit for human habitation

  • How you can request to keep a pet or make adaptations to the property

  • A statement that confirms your landlord must use a Section 13 notice to increase the rent

Your landlord could also send you this information as a written statement before you sign the contract.

Joint or sole tenancy?

Your APT will either be a joint or sole tenancy agreement.

A joint tenancy agreement means everybody in the rental home is collectively responsible for paying the rent.

A sole tenancy agreement means you have an individual contract with the landlord and you are only liable for your portion of the rent.

Which one is right for you will depend on what kind of home you’re renting and who with.

If you’re moving into a smaller house share with friends or a family rental home, you’ll probably have a joint agreement.

If you’re moving into a large property with lots of rooms rented by people you do not know, a sole tenancy might be more appropriate.

Are the personal details correct?

All details must be correct for the contract to be valid. Check that your name, the landlord’s name, contact details for both parties and the property’s address are all present and spelt correctly.

What about the dates?

Your agreement should include the date your tenancy begins but remember, APTs have no fixed end date. This allows you to leave the property when it suits you, as long as you give your landlord two months’ notice.

Do the rates and fees all stack up?

It sounds obvious but double check the monthly (or weekly) rental rate and what date it needs to be paid. You might want to set up a direct debit to make sure you never miss it.

The Renters’ Rights Act will change how much rent in advance your landlord can ask for. This will be capped to one months’ rent.

Security deposits remain unchanged. You’ll be asked for up to 5 weeks’ rent if your annual rent is less than £50,000, or up to 6 weeks’ rent if your annual rent is £50,000 or greater.

Do you know the notice period?

APTs will contain a brand new notice period. From 1st May 2026, you’ll need to give your landlord two months’ notice to quit, which can be served on the day you move in. Break clauses will no longer apply.

Who’s paying the bills?

Normally the renter pays their own bills, such as utilities, broadband and council tax. Exceptions can include student lets or when the property is advertised as ‘bills included’.

Your contract will tell you what bills you are expected to pay, if any, and whether you’re allowed to switch utility providers.

Is it clear about repairs?

Your contract will outline who is responsible for what repairs. Your landlord will usually fix general wear and tear, as well as structural issues.

If you cause any damage, expect to pay for the repair yourself.

Don’t assume all maintenance jobs are your landlord’s responsibility. You may be liable for clearing out gutters and unblocking drains, so read the contract carefully.

You are also entitled to see a Gas Safety certificate and an Energy Performance Certificate (EPC) for the property.

Any extra rules?

Your landlord will use the APT to set out extra conditions and rules. For example, storing bikes inside, smoking on the property or even drying laundry indoors could be banned.

There might also be rules around whether you can decorate (and who pays) or sublet rooms. It’s also worth noting you’re responsible for anyone’s behaviour when they visit.

If you’re not happy with any of the rules set out in your APT, ask if they can be reconsidered before you sign.

Do you want to make any amends to the contract?

Flag up any errors and ask for amendments before you sign.

If anything sits uncomfortably with you, ask that it’s changed and be clear if it is a deal-breaking issue. Make sure the contract is updated before you sign it.

If the landlord has agreed to make improvements to the home before you move in, this should be included in the agreement.

What if something changes while you’re under contract?

Life moves on, and it’s not always nicely and neatly at the end of a tenancy agreement.

So what are your obligations if something changes while you’re still under contract?

A new job or losing a job

You don’t usually need to tell your landlord about a change in employment, unless it’s specifically stated in the contract.

But if you’re struggling to pay the rent, it’s worth talking this through with them.

If you keep paying your rent late or if there’s arrears of less than 2 months, your landlord can start the eviction process. They must give you 4 weeks’ notice to do so.

The case would go to court and a judge would decide if the eviction request is reasonable.

If you need to leave

APTs state you must give your landlord 2 months’ notice to quit, in writing.

You can serve your landlord a notice to quit on the day your tenancy starts but the notice must expire at the end of a rent period.

You may be able to negotiate an earlier exit by mutual agreement. In this case, you may still be liable for paying your rent during the notice period.

Students in Houses in Multiple Occupation (HMOs)

If you’re a student renting a room in a HMO, you can give your landlord two months’ notice to quit.

If you signed a joint tenancy, your notice to quit will end the contract for all your housemates. The whole house will need to agree on a tenancy end date.

Finding a replacement tenant

If your APT is a joint agreement and you give notice to quit, you may want to find a replacement tenant. Tell your landlord if you have found someone as they’ll need to pass referencing and affordability checks.

If you’re part of a joint tenancy where one tenant leaves, the APT will need amending or recreating when a replacement renter is found. Ask to see the new contract and read the details in case anything has changed.

 

Key takeaways

  • Assured Periodic Tenancy (APT) agreements will be the only contracts offered
  • Your APT will give you new rights and protection
  • Read the agreement carefully, especially when it comes to your responsibilities
  • Ask questions and request any changes before you sign