The typical London rental contract has changed fundamentally as of 1 May 2026. For decades, the standard private rental agreement in England was the Assured Shorthold Tenancy — an AST — usually offered in fixed terms of six or twelve months, after which it either rolled into a monthly periodic tenancy or was renewed for another fixed term. This model is now gone.
The Renters’ Rights Act 2025 came into force on 1 May 2026 and abolished fixed-term ASTs for private residential lettings. All tenancies are now periodic — rolling on a month-by-month basis from the outset. There are no more fixed terms of six or twelve months. On 1 May 2026, existing fixed-term ASTs automatically converted into assured periodic tenancies (APTs). New tenancies granted from that date are periodic from day one.
This is the most significant overhaul of private rented sector legislation in more than thirty years. Understanding what the new system means in practice — for tenants, for landlords, and for the rental market — is now essential knowledge for anyone navigating London’s rental market.
What the Old System Looked Like
Before 1 May 2026, the standard private rental contract in London was an Assured Shorthold Tenancy with a fixed term — most commonly six months or twelve months. The fixed term meant that both parties were committed for that period: the tenant could not leave without paying rent for the remaining term (unless a break clause was included), and the landlord could not evict without grounds during the fixed term.
After the fixed term expired, the tenancy automatically became a periodic tenancy — rolling month to month — unless a new fixed term was agreed. During the periodic phase, either party could end the tenancy with appropriate notice: typically two months’ notice from the landlord (serving a Section 21 ‘no fault’ eviction notice) or one month’s notice from the tenant.
Break clauses were a common feature of fixed-term tenancies — allowing either the landlord or the tenant to exit the tenancy before the fixed term ended, typically with two months’ written notice exercisable after a specified point (often at month four of a twelve-month tenancy).
What the New System Looks Like
From 1 May 2026, all new private residential tenancies in England are assured periodic tenancies (APTs). There is no fixed term. The tenancy continues on a rolling month-by-month basis for as long as both parties wish it to continue.
For tenants:
- No fixed initial commitment — you are not locked in for six or twelve months from day one
- To leave, you give two months’ written notice at any time — so in theory, the minimum occupancy is two months (the notice period)
- You cannot be evicted without the landlord citing a specific legal ground under Section 8 — Section 21 no-fault evictions are abolished
- Some eviction grounds cannot be used within the first twelve months of a tenancy — for example, a landlord cannot cite “selling the property” or “moving in” as grounds for eviction within the first year
- Maximum rent period is one month — landlords cannot demand more than one month’s rent at a time
For landlords:
- Fixed-term certainty is gone — a landlord can no longer lock a tenant in for six or twelve months with certainty they will remain
- Eviction requires one of the specified Section 8 grounds — arrears of rent, antisocial behaviour, breach of tenancy conditions, or certain personal grounds (selling, moving in)
- The transition on 1 May 2026: all existing ASTs automatically converted to APTs, ending their fixed terms. Section 21 notices are no longer available.
What This Means for the Typical London Rental Agreement in 2026
In practice, what a new London rental agreement looks like in 2026:
Term: Periodic — rolling month to month, with no specified end date
Notice to vacate (tenant): Two months’ written notice, exercisable at any time
Notice to evict (landlord): Requires a Section 8 notice citing a legal ground. Different grounds have different notice periods — rent arrears typically require two weeks’ notice before proceedings can begin; other grounds require two months. The landlord must then apply to court if the tenant does not leave.
Rent: Payable monthly. Landlords cannot require more than one month’s rent in advance at the start of a new tenancy.
Rent increases: Via a Section 13 notice, giving at least two months’ notice of an increase. Tenants can challenge increases through the First-tier Tribunal if they believe the proposed rent exceeds the market rate.
Deposit: Capped at five weeks’ rent where the annual rent is below £50,000; six weeks’ rent where annual rent is £50,000 or above.
Pets: Tenants now have a statutory right to request permission to keep a pet. Landlords can only refuse on reasonable grounds.
Minimum Effective Tenancy Length
Under the new system, the practical minimum tenancy length is two months — the notice period a tenant must give to vacate. A tenant who signs an APT and gives notice to leave on the same day would be committed to paying two months’ rent.
This is meaningfully shorter than the previous six-month minimum commitment of a fixed-term AST. For tenants who want maximum flexibility — international renters, corporate relocatees, people who are not certain how long they will stay in London — the new system is more favourable than the old one.
However, tenants should be aware that landlords now have less certainty about occupancy length and may reflect this in their approach to tenant selection and their preferences during referencing. Longer-term, stable tenants who can demonstrate they intend to stay remain attractive prospects for landlords.
Read also- How to buy London property without visiting the UK
Short-Term and Serviced Apartment Rentals: Different Rules
The Renters’ Rights Act applies to private residential lettings — it does not apply to serviced apartments, holiday lets, or short-term rentals managed as commercial hospitality.
For stays of a few nights to a few months through platforms such as Airbnb, VRBO, or professional serviced apartment operators (SACO, Citadines, Leman Locke), the booking is made on terms set by the operator rather than regulated by the new periodic tenancy regime. These are commercial hospitality arrangements rather than residential tenancies.
For international visitors, corporate relocatees, or Gulf summer visitors looking for furnished apartments in London for one to three months, serviced apartments on monthly commercial terms remain the most practical solution — offering flexibility that the new private rental system approaches but does not fully replicate.
Company lets — where a company (rather than an individual) takes the tenancy — are also excluded from the assured tenancy regime. Corporate rental contracts operate on commercial terms agreed between the parties.
For current government guidance on the Renters’ Rights Act and tenant rights, check: GOV.UK — Renters’ Rights Act guidance
What This Means for International and Overseas Tenants in London
For international and overseas tenants renting in London, the post-May 2026 system is broadly more favourable than the old one:
- No fixed commitment means you are not locked in for six or twelve months if circumstances change
- Two months’ notice to leave is less than the notice period required under most equivalent rental frameworks in other countries
- Section 21 abolition means you cannot be asked to leave simply because the landlord decides they want the property back, without a specific legal reason
The practical challenge for international tenants is referencing — landlords and letting agents require evidence of income, employment, and creditworthiness before agreeing to rent. International tenants without UK credit history, UK employer references, or UK bank accounts typically face higher requests for guarantors or rent in advance. The Renters’ Rights Act limits rent in advance to one month’s rent for new tenancies — meaning landlords can no longer request six or twelve months upfront as security for an international tenant without UK references.
For tenant guidance from Shelter on the new periodic tenancy regime, check: Shelter — Renters’ Rights Act changes for private renters
Conclusion
The typical London rental contract length has fundamentally changed as of 1 May 2026. Fixed-term tenancies are abolished. All private residential lettings are now periodic — rolling month to month — with tenants giving two months’ notice to leave at any time. The minimum effective tenancy commitment is two months. For tenants, the system provides greater flexibility and stronger protection against eviction. For landlords, the certainty of a fixed term has been replaced by a periodic structure with strictly defined eviction grounds. For short-term and serviced apartment stays, commercial letting terms outside the new regime remain available.
Frequently Asked Questions
Can a London landlord still offer a fixed-term tenancy?
No — from 1 May 2026, landlords in the private residential sector in England cannot offer fixed-term assured tenancies. All new residential lettings must be periodic (monthly rolling). On 1 May 2026, all existing fixed-term ASTs automatically converted to assured periodic tenancies. Student tenancies and certain institutional housing have some different provisions.
How much notice do I need to give to leave a London rental?
Under the Renters’ Rights Act 2025, tenants give two months’ written notice to end a periodic tenancy at any time. There is no minimum period before notice can be given — a tenant can give notice from day one of the tenancy, though the two-month notice period means the minimum total commitment is effectively two months’ rent.
Can a London landlord evict me without reason now?
No — Section 21 no-fault evictions were abolished in England on 1 May 2026. Landlords must now cite a specific legal ground under Section 8 to recover possession. Some grounds (such as wanting to sell the property or move in) cannot be used within the first twelve months of a tenancy. This significantly strengthens tenant security compared to the previous regime.
