📌 Key Takeaways

  • Renters’ Rights Act 2025 (RRA 2025) took effect on 1 May 2026 via a single “big bang” commencement — both new and existing tenancies moved to the new regime on the same day, with no phased transition.
  • Automatic conversion of existing tenancies: on 2026-05-01, almost all AST / assured tenancies in England automatically converted to assured periodic tenancies — no new agreement required, fixed terms ended immediately, Section 21 ceased to apply, and new rent-increase rules took effect.
  • Definition of “existing tenancy”: any AST / assured tenancy entered into before 2026-05-01 (even if the tenant moved in on or after that date).
  • Landlord transition documents: within 1 month of commencement (i.e. by 2026-05-31), landlords must provide tenants with an Information Sheet and a written statement; if a valid s.21/s.8 notice had already been served, this deadline is deferred until the proceedings conclude.
  • ⚠️ The Section 21 deadline — do not assume abolition means you can ignore it: a valid s.21 notice served before 2026-05-01 may still be used to bring possession proceedings, but only up to the earlier of “6 months after service” or 2026-07-31. After 2026-07-31 courts will not accept new s.21 possession claims; any notice not yet acted upon lapses; claims already filed by that date may proceed to conclusion.
  • Tenancies with pending possession proceedings do not convert: where a landlord served a valid s.21/s.8 notice before 2026-05-01 and possession proceedings have not concluded, that tenancy does not convert to periodic and remains an AST until the proceedings end.
  • Rent increase transitional rules: contractual rent review clauses in existing agreements can no longer be used from 2026-05-01; landlords must use the Housing Act 1988 s.13 procedure — no more than once a year, with 2 months’ written notice and the new Form 4A; tenants may challenge at the First-tier Tribunal.
  • Tenant notice to quit: once converted to periodic, the tenant may give at least 2 months’ written notice to quit at any time (RRA 2025 s.20).
  • Phased elements: the structural tenancy reforms (abolition of s.21, periodicisation, s.13 rent, tenant notice) took effect in full on 2026-05-01; Landlord Ombudsman, PRS Database, Decent Homes Standard, Awaab’s Law extended to the private rented sector, and others will be introduced in phases later in 2026.
  • Jurisdiction: RRA 2025 applies to England only; Scotland, Wales and Northern Ireland have their own regimes. Related reading: RRA 2025 Tenant Overview, Visa Expiry, Tenancy Surrender and Right to Rent.

Many Chinese tenants and small landlords in England are asking: “What happens to my existing tenancy after 1 May 2026?” “Does my fixed term end automatically?” “Is the Section 21 notice my landlord served before May still valid?” “Can my landlord increase the rent in line with the contract?”

All of these answers lie in the transitional provisions of RRA 2025. These rules are detailed and date-critical — misremembering a single date could lead a tenant to dismiss a still-valid eviction notice as abolished, or cause a landlord’s rent increase to be invalid because it followed the wrong procedure.

This article systematically explains the RRA 2025 transitional arrangements: the big bang commencement, how existing tenancies convert, landlord transitional document obligations, the transition for old Section 21 / Section 8 notices and their deadline, treatment of pending proceedings, rent increase transitional rules, tenant notice to quit, and the elements being introduced in phases. All statutory references include links to legislation.gov.uk / gov.uk.

⚠️ The most critical misconception: “Section 21 has been abolished, so I can ignore any s.21 notice I have received — wrong! A valid s.21 notice served before 2026-05-01 may still result in lawful eviction during the transitional period (see Section 4). Any notice received should be taken seriously, checked carefully, and professional advice sought without delay.

Principal legislative sources:

1. Background: The Big Bang Commencement Date — 2026-05-01

Unlike many laws that commence in phases, RRA 2025’s core tenancy reforms adopted a single “big bang” commencement date:

  • On 1 May 2026, both new and existing assured / assured shorthold tenancies moved to the new regime simultaneously;
  • There is no parallel period of “new tenancies under new law, old tenancies under old law” — everyone moves on the same day.

📌 This means you do not need to “wait for the old tenancy to expire” or “sign a new agreement” before the new law applies — it applies automatically from 1 May (subject to a small number of exceptions: see Section 6).

2. How Existing Tenancies Convert

Matter Transitional rule
Automatic conversion On 2026-05-01, existing AST / assured tenancies automatically convert to assured periodic tenancies — no new agreement required
Fixed term Even where a fixed term has not yet expired, the fixed term ends immediately and the tenancy becomes a monthly periodic tenancy
Section 21 Following conversion, s.21 (no-fault eviction) no longer applies
Definition of “existing tenancy” Any AST / assured tenancy entered into before 2026-05-01 (even where the tenant moved in on or after that date)

📌 Direct benefit to tenants: once the fixed term disappears and the tenancy becomes periodic, you can give 2 months’ notice to quit at any time (see Section 8) and are no longer locked in by break penalties or a fixed term.

3. Landlord Transitional Document Obligations

Following conversion, landlords must proactively provide tenants with two documents:

Document Description
Information Sheet Prescribed by the government; informs tenants of their rights under the new regime
Written statement Sets out the key terms of the tenancy following conversion
  • Deadline: within 1 month of commencement — i.e. by 2026-05-31;
  • Exception: where a landlord served a valid s.21/s.8 notice before 2026-05-01 and possession proceedings are under way, this obligation is deferred until one month after the proceedings conclude (see Section 6).

📌 Tenant note: if you have not received these two documents by 2026-05-31, you may request them from your landlord — their absence is also a signal as to whether the landlord is complying with the new regime.

4. ⚠️ The Section 21 Transitional Period — The Deadline for Old Notices

This is the part of the transitional provisions most likely to go wrong, with the most serious consequences. Although s.21 cannot be newly served from 2026-05-01, valid notices served before that date have a transitional period of continued effect:

Scenario Rule
Valid s.21 notice served before 2026-05-01 May still be relied upon to bring court possession proceedings, but only up to the earlier of “6 months after service” or 2026-07-31
After 2026-07-31 Courts will no longer accept new s.21 possession claims; any s.21 notice not yet acted upon lapses
Claims already filed by 2026-07-31 May continue to conclusion
From 2026-05-01 No new s.21 notice may be served

⚠️ For tenants: if you have a pre-May s.21 notice, do not assume that because s.21 has been abolished there is nothing to worry about — it may still result in lawful repossession during the transitional period. Check the notice’s validity and seek professional advice as soon as possible.

⚠️ For small landlords: if you served a valid s.21 before May and intend to rely on it, you must issue proceedings at court before the earlier of “6 months after service” or 2026-07-31; otherwise the notice lapses and you will thereafter be limited to a s.8 fault-based claim.

5. The Section 8 Transitional Period

  • RRA 2025 expands and rewrites the grounds for possession under s.8;
  • Valid s.8 notices served before 2026-05-01 also benefit from transitional protection for ongoing possession proceedings (proceedings may continue);
  • New notices served afterwards must follow the new s.8 grounds and notice periods.

📌 With s.21 gone, s.8 (fault-based eviction) becomes the primary statutory route for landlords to recover possession — landlords must establish a specified statutory ground (rent arrears, owner-occupation, sale, etc.) and tenants may defend at the hearing.

6. Tenancies That Do Not Convert — Pending Possession Proceedings

Not all tenancies convert on 2026-05-01. Exceptions:

  • Where a landlord served a valid s.21 or s.8 notice before 2026-05-01 and possession proceedings have not yet concluded — that tenancy does not convert to periodic and remains an AST until the proceedings end;
  • During that period, the landlord is not required to provide the Information Sheet / written statement referred to in Section 3 immediately (the obligation is deferred until one month after the proceedings conclude).

📌 In other words: a tenancy subject to ongoing eviction proceedings under an old s.21/s.8 notice remains in the old regime until those proceedings conclude; the great majority of all other tenancies convert on 1 May as scheduled.

7. Rent Increase Transitional Rules

Matter Transitional rule
Old “rent review clause” A rent review clause in an existing tenancy agreement can no longer be used to increase the rent from 2026-05-01
Only lawful route The landlord must use the Housing Act 1988 s.13 procedure: no more than once a year, with at least 2 months’ written notice, using the new Form 4A
Tenant remedy If the proposed increase is considered above market rent, the tenant may challenge it at the First-tier Tribunal

⚠️ For tenants: from 2026-05-01, any “automatic rent increase under the contractual terms” is no longer valid — only a formal notice using s.13 + Form 4A counts. If you receive an informal rent increase demand, you may require your landlord to follow the statutory procedure.

8. Tenant Notice to Quit: 2 Months’ Notice

  • Once converted to a periodic tenancy, the tenant may at any time give at least 2 months’ written notice to quit (RRA 2025 s.20), to take effect at the end of a rental period;
  • The parties may by written agreement provide for a shorter notice period (but not a longer one);
  • This gives tenants affected by visa expiry, employment change, or family circumstances a proactive, manageable exit route (see also our article on visa expiry and tenancy surrender).

9. Elements Being Introduced in Phases

Not all parts of RRA 2025 took effect on 2026-05-01. The structural tenancy reforms (abolition of s.21, periodicisation, s.13 rent, tenant notice) came into force on that date; others are being phased in:

Later implementation (later in 2026 and beyond)
Landlord Ombudsman — mandatory membership complaints scheme
PRS Database — landlord / property registration
Decent Homes Standard extended to the private rented sector
Awaab’s Law (mould / hazard remediation deadlines) extended to private rented sector
Prohibition on “No DSS / No Children” discrimination, pet request rights, and other protections

📌 The precise commencement dates for these later provisions will be set by government commencement regulations — this article focuses on the core transitional changes of 2026-05-01.

10. Common Scenarios for Chinese Tenants and Landlords — Key Timeline

Scenario Transitional position
(Tenant) Want to leave before the fixed term ends From 1 May the tenancy has become periodic — you may give 2 months’ notice at any time and are not bound by the original fixed term
(Tenant) Received a s.21 notice before May ⚠️ May still be valid (up to 6 months after service / 2026-07-31) — check validity, seek advice promptly, do not ignore it
(Tenant) Landlord increases rent under the contract From May the old clause is ineffective — require the landlord to use s.13 + Form 4A; you may challenge at the Tribunal
(Tenant) Have not received an Information Sheet Should have been received by 2026-05-31 — request it from your landlord
(Small landlord) Want to rely on a pre-May s.21 notice Must issue proceedings at court before the earlier of “6 months after service” or 2026-07-31, otherwise the notice lapses

Key timeline:

  1. 2026-05-01: big bang commencement; existing ASTs automatically convert to periodic; no new s.21 may be served; old rent review clauses cease to have effect.
  2. 2026-05-31: deadline for landlords to provide Information Sheet + written statement (where no possession proceedings are pending).
  3. 2026-07-31: final deadline for filing s.21 possession claims (or “6 months after service” if earlier); notices not yet acted upon lapse after this date.
  4. Later in 2026: Landlord Ombudsman, PRS Database, Decent Homes Standard, Awaab’s Law (private rented sector), and others come online in phases.

Circle Vision Foundation Services

Circle Vision Foundation (CVF) provides assistance to Chinese tenants and landlords in England on RRA 2025 transitional matters:

  • Tenancy status assessment — whether your tenancy has converted to periodic, or falls within an unconverted exception
  • Section 21 / Section 8 notice verification — whether a pre-May notice remains valid, and deadline calculation
  • Notice to quit drafting — bilingual 2-month notice template
  • Rent increase challenges — checking s.13 / Form 4A compliance, and assistance with First-tier Tribunal referrals
  • Transitional document checks — whether the Information Sheet / written statement was provided in time
  • Eviction response and referral — defence assessment and solicitor referrals where possession proceedings are under way

Contact us:

📌 Jurisdiction and version note

  • Scope: RRA 2025 applies to England only; Scotland, Wales and Northern Ireland have their own tenancy regimes.
  • Version: based on the Renters’ Rights Act 2025 (c.26), its Commencement No.1 & Transitional/Saving Provisions Regulations 2026, and the Housing Act 1988 (s.8 / s.13 / s.21) as currently in force (reflecting the position as at June 2026).
  • Key dates: commencement 2026-05-01; transitional document deadline 2026-05-31; s.21 filing deadline 2026-07-31 (or 6 months after service, whichever is earlier).
  • This article is not legal advice — it is an explanatory guide only; for your specific circumstances please consult a solicitor or Circle Vision Foundation (CVF).

Version and liability:

  • Jurisdiction: England
  • Sources: legislation.gov.uk (Renters’ Rights Act 2025, Commencement/Transitional Regulations 2026, Housing Act 1988) + gov.uk (RRA guidance and forms)
  • Last verified: 2026-06-02
  • Published by: Circle Vision Foundation (England & Wales registered charity no. 1209727)
  • Feedback and corrections: if you believe any rule is out of date or factually incorrect, please email [email protected] and we will verify and update within 14 days.

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