Residential tenancies
Residential tenancies are legal arrangements where a landlord lets a residential property to a tenant as their home under a tenancy agreement, in return for rent. They matter because the tenancy type determines what you can charge, how you manage the relationship, what written notice you must give, and how you can regain possession.
In England, the private rented sector has historically been dominated by the Assured Shorthold Tenancy (AST). From 1 May 2026, that changes. The government says all existing ASTs automatically become assured periodic tenancies (a rolling periodic tenancy within the assured tenancy framework), and new lettings will also use this structure.
The big operational shift is possession. From 1 May 2026, Section 21 notice is abolished, so you can’t end most tenancies “no fault”. Instead, you’ll need to use Section 8 notice and rely on specific grounds for possession. For example, serious rent arrears, anti-social behaviour, or a genuine need to sell. This makes record keeping and process more important: clear communication, tidy paperwork, and evidence if a case ever reaches court.
Rent setting also becomes more structured. Under the reforms, increases are channelled through Section 13 notice, and the government guide describes limits and frequencies, plus a right for tenants to challenge excessive increases at tribunal. That means your rent review should be evidence-led and include comparables, property condition, and a good repairs history.
Whatever the tenancy type, your baseline duties don’t disappear. Repairs and safety obligations (including under the Landlord and Tenant Act 1985) still apply, and poor conditions can escalate to the local housing authority using HHSRS powers. The Act also adds new redress infrastructure, including a Private Rented Sector Ombudsman and Private Rented Sector Database, which will influence how housing disputes are handled.
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