Susie Crolla
Managing Director of the Guild of Letting & Management Ltd
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Webinar originally presented 4 December 2025
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Renting is changing
The Government has published guidance for landlords to help them understand what these changes mean for them and help them comply with the law.
Frequently Asked Questions (FAQs)
The following answers are provided by The Guild of Letting & Management Ltd.
Tenancy agreements and templates
Will we need new tenancy agreements?
The Act replaces assured shorthold tenancies with open-ended periodic tenancies. Agreements must comply with statutory form, prescribed terms and information requirements.
When will template periodic tenancy agreements be available on the Government website?
The Government will provide guidance on the Assured Periodic Tenancy in January 2026.
What notice do I give if I’m not going to offer a new tenancy agreement?
From 1 May 2026 all Assured Shorthold Tenancies will convert to Assured Periodic Tenancies.
Do we have to update all current fixed term tenancy agreements to rolling?
Landlords must provide all existing tenants with a Written Statement of Information. This must be actioned from 1 May 2026 up to and including 31 May 2026.
Do I need to change already signed tenancy agreement? E.g. which starts from January?
Yes. If the tenancy begins before 1 May 2026, the tenant must be provided with a Written Statement of Information.
What does a good template look like for a complaint tenancy agreement under the new law?
The government will issue a template for the Assured Periodic Tenancy and guidance in 2026.
When do existing tenancy agreements have to be updated? E.g. with new break clauses etc?
See above. Break clauses will no longer be relevant for Assured Periodic Tenancies
Will all the new regulations apply to Assured Shorthold Tenancy agreements? My lets are to two-to-three-year PHD students.
Yes. The Renters' Rights Act 2025 will only apply to Assured Shorthold Tenancies and Assured Tenancies.
I understand that the tenancy will be a periodic tenancy. What should be the appropriate length for the original tenancy agreement?
Any tenancy created between now and 30 April 2026 must be a minimum fixed term of six months
I’ve had a long-term tenant and have done annual letting agreements with a defined date. What do I put in my next tenancy agreement?
Tenancy agreements can be created as usual; however, any tenancy created before 30 April 2026 will become an Assured Periodic Tenancy on 1 May 2026.
What adjustments will need to be made to existing tenancy agreements and what would be the best process to achieve a smooth end result?
The Written Statement of Information will provide existing tenants with an outline of new terms. From 1 May 2026 an Assured Periodic Tenancy will be used.
Any update on the tenant’s obligation to keep the property in good order? I’m particularly thinking about adequate heating to prevent mould formation.
The tenancy agreement should provide guidance on how this must be dealt with by tenants.
Our current tenancy agreements are compliant with current regulations and Trading Standards. If we remove the sections stating initial fixed term and reference to Section 21 from these, will they then comply with new requirements?
Yes. The new Assured Periodic Tenancy will comply with existing statutory requirements.
We’re in the process of signing tenancy agreements for students to start next June/July. Will they be able to give two months’ notice to cancel these tenancies before they start? Or is it the first day of the tenancy when they can give notice from?
The Renters' Rights Act 2025 will give tenants the right to serve two months’ notice in writing. This will apply to existing & new tenancies from 1 May 2026.
Pets and restrictions
Allowing animals in Homes of Multiple Occupancy?
This would depend on the landlord taking into consideration other tenants, but it’s unlikely consent would be given.
If tenants already have pets, do they need to get insurance or do something straight away?
The tenants do not need to obtain insurance to cover damage caused by the pet: however, that would be good practice on their part. If an in-situ tenant already has a pet that the landlord is aware, nothing further needs to be actioned.
If a lease says no pets and that’s what people have signed up, how can it be changed?
The freeholder would need to apply to the First tier Tribunal to vary the head lease or instruct solicitors to vary the lease.
What if the management company that owns the freehold of the property doesn’t allow pets?
A head lease that contains a restrictive covenant would mean the landlord can refuse request for a pet.
How do we handle requests for pets? What are reasonable reasons for not allowing certain pets?
The Government has provided clear guidance on what denotes 'reasonable reasons for refusing consent'.
Regarding pets, if the owner is allergic to animals and will be living in the property after the renters leave, can he or she say no to pets?
Yes.
Where a rented property is on a shared ownership site and pets are not allowed on the whole property, will this override the new tenant right to request a pet?
Yes.
If a tenant can have one pet, what is stopping them having having several? Also, if tenants get a pet in a property they have been advised they can’t, such as a leasehold property, what is the remedy for this?
The government provides guidance and signposts landlords to organisations that deal with animal welfare.
What action can be taken if neighbours complain e.g. barking?
The government provides guidance and signposts landlords to organisations that deal with animal welfare.
There will be some instances where regardless of a tenant having a right to pets, it would be not suitable for all parties, including the welfare of the pets. Can a pet request be challenged in certain scenarios?
For scenerarios like:
- there is no garden for a medium to large sized dog(s)
- the number of occupants to room ratio is already high
- the property owner is allergic to animal fur (cats and dogs), but the pet is a snake or spider
- the number of pets is unreasonable e.g. two+ pets?
The government provides guidance and signposts landlords to organisations that deal with animal welfare.
There is no garden for a medium to large sized dog(s), the number of occupants to room ratio is already high, the property owner is allergic to animal fur (cats and dogs), the pet is a snake or spider, the number of pets is unreasonable e.g. two+ pets?
The government provides guidance and signposts landlords to organisations that deal with animal welfare.
Won't the size of a small flat determine whether it can be suitable for a pet, e.g. a large dog?
The government provides guidance and signposts landlords to organisations that deal with animal welfare.
If a tenant or prospective tenant wishes to request a pet, can a landlord require Pet damage insurance' or similar?
This would be good practice on the part of a responsible pet owner; however, the landlord cannot insist on this.
How is a pet expected to live comfortably in a property where fire doors must be closed at all times?
This would be good practice on the part of a responsible pet owner; however, the landlord cannot insist on this.
How is a pet expected to live comfortably in a property where fire doors must be closed at all times?
This is something the landlord must consider when making their decision to either grant or refuse consent.