Assured tenancy forms for privately rented properties from 1 May 2026
From 1 May 2026, the Renters’ Right Act 2026 will abolish assured shorthold tenancies and end section 21 ‘no fault’ evictions in the private rented sector in England. These new forms for tenancy processes have been introduced as part of those changes.
Applies to England
On 1 May 2026, the Renters’ Rights Act 2025 will abolish assured shorthold tenancies and end section 21 ‘no fault’ evictions in the private rented sector in England. These new forms for tenancy processes have been produced as part of those changes.
We are publishing these new forms before the 1 May 2026. This is so you can see what information will be needed on and after 1 May 2026.
The versions we are publishing for this purpose are watermarked. You must not complete or send these forms to your tenant or landlord. On 1 May 2026, versions of the forms that can be used will be published on the assured tenancy forms webpage.
Form 1A
Form 1A: Notice proposing different terms for an assured tenancy arising by way of succession under the Rent Act 1977 or the Rent (Agriculture) Act 1976 in the private rented sector
On and after 1 May 2026, use this form if you are a landlord or a tenant of a privately rented property and want to propose changes to the terms of an assured tenancy which arises by way of succession under the Rent Act 1977 or Rent (Agriculture) Act 1976.
Form 2A
Form 2A: Application referring a notice proposing different terms for an assured tenancy arising by way of succession under the Rent Act 1977 or the Rent (Agriculture) Act 1976 to the tribunal in the private rented sector
On and after 1 May 2026, use this form if you have been given Form 1A and disagree with the terms proposed. You can use this form to ask the tribunal to decide what terms might reasonably be found in the assured tenancy.
Form 3A
Form 3A: Notice seeking possession of a property let on an assured tenancy or an assured agricultural occupancy in the private rented sector
On and after 1 May 2026, use this form if you are a landlord and want to seek possession of a privately rented property let under an assured tenancy or an assured agricultural occupancy.
This form is also known as a section 8 notice.
Form 3A Guidance
Form 3A: Completing the notice seeking possession – guidance for private landlords
This document for landlords explains how to complete the notice seeking possession.
Form 3A: Receiving the notice seeking possession – guidance for tenants
This document provides some information for tenants for use when they have been served a notice seeking possession.
Form 3A: Legal wording for possession grounds
This document provides the full legal wording for the grounds of possession. The legal wording should be used in question 4.2 in Form 3A.
Form 4A
Form 4A: Landlord’s notice proposing a new rent for assured tenancies in the private rented sector
On and after 1 May 2026, use this form if you are a landlord of a privately rented property and want to propose a new rent.
For tenants: If you are given Form 4A and you disagree with the proposed rent, you can ask the tribunal to make a decision on what the open-market rent for the property is.
Form 5A
Form 5A: Landlord’s or Licensor’s notice proposing a new rent or licence fee under an assured agricultural occupancy in the private rented sector
On and after 1 May 2026, use this form if you are a landlord or licensor of a privately rented property and want to propose a new rent or licence fee for an assured agricultural occupancy.
For tenants: If you are given Form 5A and you disagree with the proposed rent or licence fee, you can ask the tribunal to make a decision on what the open-market rent or licence fee for the property is.
Form 9A
Form 9A: Landlord’s notice proposing an assured tenancy where the tenancy meets the conditions for an assured agricultural occupancy in the private rented sector
On and after 1 May 2026, use this form if you are a landlord intending to let a property privately to an agricultural worker. You can use this form if you want the tenancy to be an assured tenancy instead of an assured agricultural occupancy. You must serve this notice before the tenancy begins.
The agricultural worker conditions are found in schedule 3 to the Housing Act 1988.
Giving notice of possession before 1 May
If you are a landlord letting a private property in England, and you serve a valid section 8 or section 21 notice before 1 May 2026, and that notice has not expired immediately before 1 May 2026, you should continue using the current assured tenancy forms while that notice remains valid.
You can only continue using the current forms on and after 1 May if one of the situations below applies:
1. You have not started the court process and the deadline for starting it has not passed
The deadline for beginning the court process is either:
- the time remaining on the section 8 or section 21 notice you serve before 1 May 2026
- on or before 31 July 2026
The deadline is whichever of these dates is earliest.
If you ask the court to start possession proceedings before the deadline you can continue to use the current forms until the possession proceedings finish.
You cannot start the court process after 31 July 2026, even if the notice would otherwise still be valid. The exception to this is if the deadline for starting the court process has been extended because your tenant was in a breathing space.
2. You start the court process for possession before 1 May 2026, and those proceedings have not finished
3. You start the possession process before 1 May 2026, and the case is delayed as your tenant has entered a breathing space
A breathing space is when your tenant is receiving temporary protection from creditors as they have entered either:
- a standard breathing space (protection usually lasts up to 60 days)
- a mental health crisis breathing space (protection lasts for the duration of treatment plus 30 days beginning with the date that treatment ends)
More information about breathing space is available in the debt respite scheme guidance.
If you are not sure whether your situation is covered by one of the categories above, you should get advice before completing the form.
What happens once the court process ends
Once the court process for the notice you served before 1 May 2026 has finished, or if you do not start court proceedings by the deadline, the tenancy will automatically become an assured periodic tenancy.
Section 21 will no longer be available to regain possession, and you must use the updated section 8 grounds if you want to get your property back.
At that point, for privately rented properties you must use the updated forms:
- for any future changes to the tenancy
- when referring a notice to the tribunal
- when giving notice to get your property back