Propertymark has released an Assured Periodic Tenancy (APT) agreement template for its letting agent members ahead of the Renters' Rights Act implementation on 1 May 2026. The new legislation fundamentally rewrites England's rental rulebook, ending decades of fixed-term tenancy dominance and reshaping how landlords, agents, and tenants interact.

What the Renters' Rights Act changes

The legislation eliminates fixed-term Assured Shorthold Tenancies (ASTs), transitioning all rentals to rolling periodic arrangements - essentially month-to-month or other agreed periods that continue indefinitely unless either party ends them. This is a seismic shift. It removes Section 21 "no-fault" evictions (where landlords could simply end a tenancy without cause), forcing landlords to rely instead on revised Section 8 grounds for possession - meaning they must now demonstrate actual breach or another valid legal ground to regain their property.

Tenants gain the ability to exit with two months' notice, a significant change from fixed-term arrangements where they were typically locked in. For landlords managing void risk and tenant retention, this matters. Your voids may extend if quality tenants can simply walk away on shorter notice.

Practical changes landlords and agents must implement

Annual rent increases are capped and limited to once per year (PropertyWire). Rent bidding is prohibited - no more competitive tenant bidding wars driving rents higher. Advance rent is capped at one month and payable only after tenancy signing, eliminating the practice of holding upfront payments as leverage.

By 31 May 2026, landlords must provide written statements of key terms to tenants where no formal agreement exists. Existing tenants must receive information sheets outlining their new rights under the Act. Discrimination against families with children or benefits recipients also becomes unlawful, directly affecting tenant screening practices.

The Propertymark template addresses these requirements for ARLA Propertymark members and those in its Company Advantage package. For independent landlords or those using smaller agents, you will need compliant documentation in place well before the May deadline. Outdated AST templates will expose you to legal risk from 1 May.

Planning ahead for your portfolio

This legislation applies to England only. Scotland, Wales, and Northern Ireland have separate rental regimes with different rules and timelines.

If you hold existing tenancies, you are not required to convert them immediately on 1 May - but any new lets from that date must comply. The transition period creates a two-tier system briefly, with old ASTs running alongside new APTs. This matters for your portfolio management timeline.

The psychology of the market shifts too. Tenants know they have more exit routes, which affects lease stability. Landlords lose their Section 21 exit route, which affects exit planning for portfolio changes. You may wish to speak with a letting agent or solicitor about your specific portfolio position. If you manage properties yourself, the compliance burden is now on you.