New Tenancy Agreements coming in May

Landlord Discussion New Laws & Regulation Changes
1

Hi Everyone,

Subject: Question about tenancy renewal and rent increase before 1 May 2026 (Renters’ Rights changes)

I am confused about how to handle my tenancy in light of the new Renters’ Rights changes coming into effect on 1 May 2026, and would appreciate some clarification.

My situation:

  • My current tenancy agreement is due to expire on 03 June 2026.

  • My tenant has agreed to a rent increase via WhatsApp, and I have now sent them a document to sign to formally confirm this agreement.

  • The tenant is continuing in the property (not leaving).

  • I use OpenRent, and I understand that from 01 May 2026, tenancy agreements may automatically convert to a different format under the new rules.

My questions:

  1. When the tenancy changes on 01 May 2026, will it:

    • Continue only until 03 June 2026, or

    • Automatically become a rolling periodic tenancy from 01 May onward?

  2. Since the rent increase has been agreed but is intended to start from June 2026, do I:

    • Need to formally change the rent amount before 01 May 2026, or

    • Can the new rent simply start from June 2026 as agreed?

  3. Given this timeline, what are my available options to:

    • Ensure the rent increase is valid, and

    • Keep the tenancy compliant with the new rules starting 01 May 2026?

Thank you in advance for any guidance.

2

yes to auto rolling periodic from 1 May.

If you plan rent to increase from the June payment, you’ll need to issue an S13 notice to increase rent after 1 May and you’ll have to give 2 months’ notice. That means the earliest you can expect them to increase it formally will be from the July payment date.

3

@Rohini1 get some training on RRA.

From 1 may its rolling periodic

If you have before 1 may agreed a higher rent from June that ‘should’ be valid if signed/agreed by both sides and done properly just like any other change to current contract agreed before 1 may. Such an increase is not contrary to RRA which concerns what the rules are for increases proposed/ agreed from 1 may onwards.

And once tenant pays higher amount in June that’s further confirmation the tenant has accepted it. S13 only required if you wait till 1 may to propose etc the increase. But @David122 may correct me if I’m wrong

Good luck

4

I think you can still issue the old Section 13 notice (ie Form 4) before 1st May for a price increase from June, rather than the new Form 4A… but I might be wrong.

Personally I haven’t done this. Easier to wait until after 1st May & do it the new way to avoid any dispute or confusion.

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5

My gut feeling is that agreeing the increase informally before 1 May wouldnt be enough for it to apply after 1 May when this means of increasing the rent would be illegal. I’m not sure though. I’d suggest that for safety Rohini1 should serve a current s13 notice, which only requires a 1 month notice period.

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6

I’d err on side of caution. There’s a legally material change on May 1st so I don’t see how rent can be raised post May 1st without the 2 months’ notice required from that day forth.

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