On 1 May 2026, the Renters’ Rights Act 2025 (the 2025 Act) will abolish assured shorthold tenancies (ASTs) and fixed-term assured tenancies for private landlords and bring an end to section 21 ‘no‑fault’ evictions.

 As part of these changes, the Government has released a suite of new prescribed forms designed for use by private landlords and tenants when taking certain actions relating to assured tenancy agreements. These forms are intended to support the transition to the new legal framework and to ensure clarity, consistency, and fairness in the process.

‘Private landlords’ throughout this blog includes private registered provider landlords (PRPs) in relation to any market rent lettings of residential dwellings. 

Why new forms are needed

Assured tenancies and ASTs have been governed for many years by the Housing Act 1988, which set out the rules for how landlords and tenants must act when proposing changes, seeking possession, altering terms, or referring matters to the First-tier Tribunal (Property Chamber) (the Tribunal). Under the regime, certain actions required the use of a ‘prescribed form’; a tightly drafted document that ensures both parties understand what is being proposed and how to respond.

The move to a new tenancy system under the 2025 Act requires updated forms that:

• reflect the abolition of ASTs and fixed-term assured tenancies;
• replace section 21 notices with revised section 8‑based possession routes;
• support the shift to assured periodic tenancies, which will now form the standard tenancy model;
• align terminology, legal references, and processes with the new statutory structure.

What has been published so far?

The Government has published 6 prescribed forms for preview, covering key actions private landlords and tenants may need to take under the new assured tenancy regime. These include forms for:

• proposing changes to an assured tenancy arising through succession (Form 1A);
• referring proposed new terms to the Tribunal (Form 2A);
• seeking possession using revised section 8 grounds (Form 3A);
• giving notice of rent increases under the new regime (Form 4A).

These forms are currently watermarked and available for information only. They cannot yet be used to initiate legal action or to serve notice. Updated, legally valid versions will be published on 1 May 2026. 

The importance of using prescribed forms correctly

Prescribed forms have mandatory wording. The law requires them to be served exactly as drafted so that:

• the recipient fully understands what action is being proposed;
• the recipient receives clear information about their rights and next steps;
• notices are legally valid and enforceable.

In particular, the wording of these forms may not be altered unless the form itself expressly permits it. Any unauthorised amendment could invalidate the form, potentially undermining possession claims, rent increases, or other legal processes. Additionally, private landlords and tenants must comply with any statutory notice periods stated in the forms. 

Why these forms matter 

From 1 May 2026:

• ASTs and fixed-term assured tenancies are abolished, so there will be a single system of periodic assured tenancies;
• no‑fault section 21 evictions end; private landlords can only recover possession relying on updated section 8 grounds;
• rent increases must follow the revised statutory mechanism, using the formal notice process (e.g., Form 4A).

These changes mean both private landlords and tenants must rely on accurate, legally compliant, and up‑to‑date forms to exercise their rights effectively. Misusing a form, or using an outdated version, may invalidate a notice or delay action.

Where to find the forms

The preview versions are available on the Government website. These preview forms must not be filled in or served by private landlords before 1 May 2026. 

After 1 May 2026, however, the Government website will be updated to publish the final, valid forms for use. 

What should private landlords do now?

Private landlords should begin preparing for the new regime by:

• familiarising themselves with the new forms and tenancy rules;
• reviewing relevant policies and procedures (including recovery of possession and rent review).

Private landlords should also ensure they have updated tenancy documentation available for new tenancies from 1 May 2026.

Need support preparing for the new requirements?

For assistance with reviewing or updating your policies and procedures and your tenancy agreement templates to ensure compliance with the 2025 Act, please get in touch.