The rules from 1 May 2026
Most new private tenancies in England are assured periodic tenancies. The tenancy rolls weekly or monthly, depending on how rent is paid, and does not have a fixed end date.
- A new assured tenancy cannot have a fixed end date
- Section 21 “no-fault” eviction is no longer available
- A landlord needs a legal ground and normally a possession order to recover the property
- Rent can generally be increased only once a year using the section 13 process
- Tenants can request a pet and consent cannot be unreasonably refused
Written information before the tenancy is agreed
For a tenancy created after 1 May 2026, the landlord must give the tenant specified written information before signing or otherwise agreeing the tenancy. Failure can lead to a fine of up to £7,000.
Landlord and tenant names, an address for notices, the property, start date, rent and payment date, rent increases, included bills, deposit, how each side can end the tenancy, relevant prior possession notices, fitness, repairs, electrical and gas safety, disability adaptations, pets and supported accommodation where relevant.
Landlord and tenant responsibilities
Landlord responsibilities
- Keep the property safe and fit for human habitation
- Maintain the structure, exterior, heating, water, gas, electricity and sanitation where the law requires
- Arrange required gas and electrical safety checks
- Protect a tenancy deposit and give prescribed information
- Provide an EPC and complete right to rent checks where required
Tenant responsibilities
- Pay the agreed rent when it is due
- Take reasonable care of the property and report repairs promptly
- Use the property as their main home
- Avoid nuisance, antisocial behaviour and deliberate damage
- Give lawful notice when ending the tenancy
Deposits, rent and bills
Tenancy deposits
A landlord who takes a tenancy deposit must usually protect it in a government-approved scheme and give the tenant the required information within 30 days. The agreement should record the amount.
Rent in advance
Under the 2026 rules, a landlord cannot ask for, encourage or accept rent before the tenancy agreement is signed. After signing and before the tenancy starts, the usual maximum is one month’s rent for a monthly tenancy or 28 days’ rent for a tenancy paid more frequently.
Deposit caps
The maximum tenancy deposit is normally 5 weeks’ rent where annual rent is below £50,000, or 6 weeks’ rent where annual rent is between £50,000 and £100,000.
Bills
If bills are included in the rent, the written terms must identify them. If the tenant pays specified bills separately to the landlord or a connected person, the terms must explain the amount or how it will be set and when it is due.
Ending an assured periodic tenancy
If the tenant wants to leave
The agreement may require up to two months’ notice. Notice normally needs to be written and end on a rent day or the day before, unless the parties agree a shorter arrangement in writing.
If the landlord wants possession
The landlord must rely on one or more statutory grounds, serve the correct notice and usually obtain and execute a possession order. Notice periods depend on the ground. Never attempt eviction by force.
England is not the whole UK
This generator is for England. Wales uses occupation contracts under the Renting Homes (Wales) Act 2016. Scotland uses private residential tenancies. Northern Ireland has its own private tenancy rules.
Official sources
Use these links to check the latest government guidance. Official pages can change, so the date at the bottom of this site matters.
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