An Assured Periodic Tenancy (APT) is the new standard form of private residential tenancy in England from 1 May 2026. It replaced the Assured Shorthold Tenancy (AST) when Phase 1 of the Renters' Rights Act 2025 came into force.
The key difference from an AST is that an APT has no fixed term. It runs from one rental period to the next — usually month to month — with no end date. The tenancy continues until either the landlord or tenant ends it using the correct statutory notice.
In plain English: From 1 May 2026, you cannot grant a new fixed-term tenancy in England. Every new private tenancy must be periodic from day one. If you try to grant a 6-month or 12-month AST for a new letting, it will be treated as a periodic tenancy regardless.
The Renters' Rights Act 2025 Phase 1 commencement date was 1 May 2026. The changes it introduced are the biggest shake-up to the private rented sector in England in over 30 years:
| What changed | Detail |
|---|---|
| Section 21 abolished | No-fault evictions are permanently gone. Landlords can no longer serve a Section 21 notice to recover possession without a reason. |
| Fixed-term ASTs abolished | No new fixed-term Assured Shorthold Tenancies can be granted. All new tenancies must be Periodic Assured Tenancies. |
| Written Statement required | Every new APT requires a Written Statement of Terms to be provided to the tenant at the start of the tenancy. This is separate from the tenancy agreement itself. |
| Rent increases limited | Rent can only be increased once in any rolling 12-month period using Form 4A with 2 months' notice. Tenant can challenge at tribunal. |
| Pet requests | Landlords must consider pet requests under s.16A and respond within 28 days. Refusal must be reasonable. |
| Anti-discrimination penalties | Refusing to rent because of benefits or children carries a civil penalty of up to £40,000. |
| Private Landlord Database | A new mandatory register of landlords and properties — rollout from late 2026. |
| Feature | Old AST | New APT (from 1 May 2026) |
|---|---|---|
| Fixed term | Yes — typically 6 or 12 months | No — periodic from day one |
| No-fault eviction | Section 21 available | Section 21 abolished — must use Section 8 |
| Rent increase | Contractual or s.13 notice | Form 4A only, once per 12 months, 2 months notice |
| Written statement | Not required | Required at start of tenancy |
| Pet requests | No specific obligation | Must respond within 28 days, refusal must be reasonable |
| Minimum tenancy security | Fixed term length | No statutory minimum — but cannot evict without s.8 ground |
As a landlord granting an APT, you must:
⚠️ Information Sheet deadline: All landlords in England were required to serve the prescribed Information Sheet on existing tenants by 31 May 2026. Failure to do so carries a civil penalty of up to £7,000 per tenancy. If you have not yet served it, do so immediately.
Since Section 21 is abolished, the only way to recover possession from an APT is a Section 8 notice citing a statutory ground. The main grounds are:
| Ground | Reason | Notice period | Mandatory/Discretionary |
|---|---|---|---|
| Ground 8 | 3+ months rent arrears | 4 weeks | Mandatory |
| Ground 1A | Landlord wants to sell | 4 months | Mandatory |
| Ground 1 | Landlord/family to move in | 4 months | Mandatory |
| Ground 14 | Anti-social behaviour | None | Discretionary |
| Ground 7A | Serious ASB / conviction | None | Mandatory |
Tenants can end an APT by giving their landlord at least 2 months' written notice.
All existing Assured Shorthold Tenancies in England automatically converted to Periodic Assured Tenancies at midnight on 30 April 2026. You do not need to sign a new tenancy agreement with your tenant. However:
For every new letting from 1 May 2026, you need:
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