Do you need a new tenancy agreement after the Renters' Rights Act?

Short answer: no. When the Renters' Rights Act's first phase commenced on 1 May 2026, every existing assured shorthold tenancy in England converted to a periodic tenancy automatically. The law rewrote the terms; you didn't need to issue new paperwork, and tenants didn't need to sign anything.

But the government didn't leave it there — and this is where many landlords are now exposed.

The duty most landlords missed: the information sheet

Landlords with tenancies that began before 1 May 2026 were legally required to give every tenant the official government information sheet explaining the changes — by 31 May 2026.

If you missed the deadline

1. Serve the sheet now. Late is far better than never — prompt action once aware is exactly what a council or tribunal looks at when deciding penalties. The official sheet is on GOV.UK.
2. Keep dated proof. Email with delivery/read receipt, or a photographed letter with a dated cover note. Compliance you can't prove is worth little in a dispute.
3. Do it for every tenant, not just one per property — joint tenants each count.

What actually changed in your tenancy terms

• No more fixed terms. All tenancies are periodic and rolling. Clauses locking tenants in until a date no longer have effect.
• Tenants can leave on two months' notice at any time.
• Section 21 is gone. Regaining possession now requires a specific legal ground — see our guide to life after Section 21.
• Your old written agreement still matters for everything the Act didn't override: rent amount, deposit terms, repair responsibilities, and so on.

For new tenancies started after 1 May 2026

Use an up-to-date periodic agreement template — the older AST templates contain fixed-term and Section 21 language that's now meaningless or misleading. Your existing obligations all still apply: deposit protection within 30 days, gas safety certificate, EPC (minimum rating E), and the current How to Rent guide.