The Renters’ Rights Act and London apartment stays
England’s private rental rules changed on 1 May 2026. Most assured shorthold tenancies became assured periodic tenancies. A serviced apartment booking needs a separate look at the agreement and how the home will be used.
Renting a home
Under the new system, most private assured tenancies roll on instead of ending on a fixed date. Section 21 no-fault eviction is abolished for these tenancies; landlords need a legal ground to recover possession.
Annual rent above £100,000
A tenancy with rent of more than £100,000 a year cannot be an assured periodic tenancy. The Act’s assured-tenancy changes therefore do not apply to it in the same way. The threshold is strictly more than £100,000; it is not £100,000 or more.
This matters for higher-priced London homes, where a fixed term may still be offered. Request the actual rent and agreement before drawing a conclusion from a listing’s minimum stay. A twelve-month label alone does not identify the tenancy type.
GOV.UK’s tenancy guide lists the high-rent exclusion and the other conditions.
Booking temporary accommodation
Genuine holiday lets are excluded from the assured tenancy regime. Calling an apartment “serviced” does not by itself decide your rights. A relocation home used as your main residence can raise different questions from a holiday booking. A company letting may also fall outside the assured tenancy rules.
Before agreeing to a stay
- Request the agreement and identify who you contract with.
- Explain whether this will be your main home, a work placement or a holiday.
- Get the rent or booking total, deposit, notice, cancellation and extension terms in writing.
- For a tenancy, request the required written information about your rights.
If the proposed agreement is unclear, take independent housing advice before paying. This guide cannot determine the legal status of an individual stay.
Official guidance
GOV.UK: Renters’ Rights Act overview for tenants explains the changes. GOV.UK: assured periodic tenancies sets out which lettings are excluded.
For accommodation options, compare residential rentals with long-stay serviced apartments.