Landlords given clarity on reforms as Renters’ Rights Act takes effect

The government has given landlords further information on notice periods and rent paid in advance under the Renters’ Rights Act, which came into force on 1 May 2026.

In response to a written parliamentary question, Housing Minister Matthew Pennycook clarified how tenancies where rent is paid in advance are being treated under the new periodic tenancy system.

The news comes as industry experts warn the reforms could cause disruption in the student rental market.

Cannot be longer than one month

In a written question, Liberal Democrat MP Joshua Reynolds asked how the rental period of converted assured periodic tenancies would be determined for notice purposes where rent had been paid in advance in non-monthly instalments, and whether guidance would be issued on setting and revising payment dates.

In response, Housing Minister Matthew Pennycook confirmed tenancy and rent periods cannot exceed one month, with longer or irregular arrangements moving to monthly cycles.

He said: “From 1 May, under the Renters’ Rights Act, the tenancy and rent periods of an Assured Periodic Tenancy must be the same and cannot be longer than one month.

“Where a transferring periodic tenancy was mid-period on 1 May 2026, the tenancy will have transferred across to the new tenancy system, but the new period structure will not apply until the period in progress is completed.

“Once transitioned, the tenancy would retain the period length, as long as this was one month or below. If the period length was longer than one month (including irregular periods) the tenancy will automatically change to monthly periods once the period straddling the 1 May has completed.”

Tenants can end tenancy by providing two months’ notice

He added: “Tenants can end the tenancy by providing at least two months’ notice and aligning that notice to expire at the end of a period. If the landlord agrees in writing, or if there is a shorter notice period already included in an existing tenancy agreement, then the tenant can give less than two months’ notice.

“Under the act, tenancies with a fixed term that transitioned on 1 May 2026 will now have monthly tenancy periods.”

Mr Pennycook added more support was available on the government website to help landlords and tenants.

As previously reported by Property118, university students could quit tenancies early under the Renters’ Rights Act.

Many university students who study humanities have no lectures in the summer term, and that the period between April and June is used for revision, exams and submitting final essays.

If students hand in their notice in May, they could finish their contracts in July, rather than August or September.