The Final Countdown – Abolishment of Assured Shorthold Tenancies and “No Fault” Evictions

This is the first of three articles exploring upcoming reforms in the private rental sector following the Royal Assent of the Renters Rights Act 2025. The aim is to provide an overview of upcoming changes and what this may mean for Landlords, Agents and Tenants alike, who work with short-term lets.

On 27 October 2025, the much-awaited Renters Rights Act 2025 achieved Royal Assent. Though the Act has become law, many of its reforms are not in force. The first wave of major change will take place on 1 May 2026, begging the following question: Are you ready?

The most anticipated change to the private rental sector is the abolishment of Assured Shorthold Tenancies (“ASTs”) and “No Fault” eviction notices. On 1 May 2026, all existing ASTs will be automatically converted to monthly periodic Assured Tenancies, whether they are within their fixed term or not (save for a few exceptions to the rule).

No longer will Landlords be able to set fixed terms for short-term lets. No longer will Landlords be able to specify rent due dates with more than a month between the next rental payment. No longer will Landlords be able to evict Tenants without relying on prescribed statutory grounds. As a result, Tenants will have greater say on when they exit their tenancy, rather than being forced to wait out the expiry of their existing AST in the event they cannot negotiate an alternative exit.

So, what should Landlords and their Agents do in readiness for this deadline?

• Consider whether they want to keep their current Tenants. If not, Landlords and Agents should think about whether they can rely on one of the statutory grounds for “Fault” based possession on or after 1 May 2026 (e.g. substantial rent arrears, tenant breaches, etc.). Where that is in doubt, Landlords may wish to make use of the “No Fault” eviction route whilst it lives. No doubt there will be an increased uptake in “No Fault” evictions, as we count down to 1 May 2026.
• Take advice on how their existing ASTs will “convert” to Assured Tenancies on 1 May 2026. The conversion could mean there are “unspoken” terms in any current written ASTs, which will need to be understood in order to manage lettings after 1 May 2026. In particular, Landlords and Agents with tenants currently paying rent in intervals greater than one month (e.g. quarterly and yearly payments) may want to understand what new monthly rent they should be charging so they don’t infringe any new laws.
• Prepare an Assured Periodic Tenancy Agreement or “Written Statement’. It was common for Landlords and Agents to issue the first AST in writing to their Tenants when they were first onboarded and simply allow tenants to hold over on the expiry of the initial fixed term without issuing a fresh written agreement. Going forward, Landlords and Agents will need to provide a written “statement of terms” to their Tenants on entering into any new letting arrangement at the very least.

Tenants may need assistance with:

• Understanding whether they can still be evicted on a “No Fault” basis after 1 May 2026. Yes, this eviction route is being abolished, but there are transitional arrangements in place to enable Courts to deal with “No Fault” evictions which started before 1 May 2026. Perhaps Tenants served with “No Fault” notices prior to 1 May 2026 may want advice on whether they need to vacate or deal with Court proceedings based on such notices.
• Knowing what rent they should be paying if their AST has converted on 1 May 2026, and, if they are looking to leave, what process needs to be followed to exit the letting arrangement. Prior to 1 May 2026, it was common for Tenants looking to break ASTs that were still within their fixed term to pay rent for the full term , unless some other arrangement was reached between the parties. Tenants may wish to seek guidance on what to do when they are looking to leave, to ensure they properly end the relationship and are not held liable for further sums or other matters by the Landlords and/ or Agents.

The above are only a few suggestions, and as the law progresses, there will be further questions and a need for advice and guidance from all parties.

The next article will focus on the transitional arrangements for “No Fault” evictions and “Fault” based evictions.

Written by Sadie Cunningham, Associate Solicitor, Judge & Priestley LLP.

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