Assured Shorthold Tenancy (AST): Key Guide for UK Landlords

If you’re renting or letting property in England, you are likely dealing with an Assured Shorthold Tenancy. This rental agreement has governed most private rentals since 1997.

Most private tenants in England have an AST. This agreement gives both landlords and tenants legal rights and responsibilities affecting rent increases and eviction procedures.

Understanding ASTs is important whether you’re a first-time renter or a landlord managing properties. These agreements cover deposits, safety requirements, and how to end a tenancy.

The legal rules can seem overwhelming, but knowing the basics helps protect both parties and prevents mistakes.

This guide explains what you need to know about ASTs, including the documents required to start a tenancy and the correct way to end one.

You’ll learn about rent rules, landlord safety checks, and how deposit protection schemes keep your money safe during the rental period.

What Is an Assured Shorthold Tenancy (AST)?

An Assured Shorthold Tenancy is the most common rental agreement for private rentals in England and Wales. It covers about 95% of all private tenancies.

The Housing Act 1988 established these agreements, and the Housing Act 1996 reformed them to balance tenant and landlord interests.

Definition of AST

An Assured Shorthold Tenancy is a legal agreement between a private landlord and a tenant for renting a residential property. It gives tenants the right to live in a property for a set period and gives landlords a clear process to regain possession when needed.

Specific housing laws govern ASTs. The Housing Act 1988 introduced them, and the Housing Act 1996 updated the rules for most modern agreements.

Key characteristics include:

Fixed initial term (usually 6-12 months)
Automatic continuation as a periodic tenancy
Landlord possession rights after the fixed term
Tenant security during the agreed term

The tenant must be an individual, not a company. Company lets follow different rules with fewer protections.

Most private rental properties automatically become ASTs unless they are set up as another tenancy type.

Key Features and Eligibility

For a tenancy to be an AST, it must meet certain conditions. The property must be the tenant’s main home and a separate dwelling.

Eligibility requirements:

Tenant must be an individual (not a company)
Property must be the tenant’s main home
Annual rent must not exceed £100,000
Landlord must not live in the same property
Tenancy must have started after 15 January 1989

Tenants receive rights such as deposit protection, repairs from landlords, and protection from illegal eviction. Landlords have clear possession procedures through Section 21 and Section 8 notices.

ASTs give tenants security during the fixed term. After this period, landlords can end tenancies with proper notice.

Most agreements continue automatically as periodic tenancies when the fixed term ends.

Holiday lets and some other property types cannot be ASTs because they are temporary.

When a Tenancy Is Not an AST

Certain situations prevent a tenancy from being an AST. This changes both tenant rights and landlord duties.

Excluded tenancy types:

Holiday lets – Properties rented for holidays or short-term stays
Company lets – When a business rents the property
Housing association properties – Social housing with different rules
Live-in landlords – When landlords share the property
High-value properties – Annual rent over £100,000

Properties that are not the tenant’s main home cannot be ASTs. This includes second homes or investment properties where tenants mainly live elsewhere.

Some older tenancies created before certain dates may be assured tenancies instead of assured shorthold tenancies. These give tenants more security but give landlords fewer rights to regain possession.

Student accommodation and some licensed premises are not covered by AST rules. They follow different laws specific to their use.

Types and Terms of ASTs

ASTs come in two main forms with different durations and renewal options. The type affects both security of tenure and how the agreement can end.

Fixed Term vs Periodic Tenancy

A fixed term AST runs for a set time, usually 6 or 12 months. The tenant cannot be evicted during this time unless they break the agreement.

The landlord also cannot increase rent during the fixed term unless the contract allows it.

After the fixed term, the tenancy automatically becomes periodic if the tenant stays and the landlord accepts rent. This happens even without a new agreement.

A periodic tenancy rolls on weekly or monthly, matching how often rent is paid. Monthly rent payments create a monthly periodic tenancy.

Periodic tenancies offer less security. Landlords can end them with proper notice, and tenants can leave with shorter notice periods.

Minimum and Maximum Tenancy Terms

ASTs have no minimum length. A tenancy can last just one week, but most landlords prefer longer terms for stability.

The maximum term is 20 years for an AST. Anything longer becomes a different type of tenancy with stronger tenant rights.

Most rental properties use these terms:

6 months (most popular for first agreements)
12 months (standard for established tenants)
18-24 months (less common, usually for premium properties)

Landlords often begin with shorter terms to assess new tenants before offering longer agreements.

Renewal and Succession

Fixed term ASTs can be renewed by signing a new agreement before the current one ends. This creates a new fixed term with updated terms and rent.

If no new agreement is signed, the tenancy becomes periodic automatically. The same terms continue except for the duration.

Succession rights are limited for ASTs. Only married couples, civil partners, or cohabiting partners can inherit the tenancy if the tenant dies.

The successor must have lived in the property as their main home. Children and other family members cannot inherit ASTs.

This is different from older tenancy types that allowed wider succession rights.

Legal Rights and Responsibilities

Both landlords and tenants have legal rights and duties under an Assured Shorthold Tenancy. The Housing Act 1988 and Housing Act 1996 set out these rules to protect both sides and ensure proper property management.

Landlord Rights and Obligations

Landlords have the right to collect rent on time and access the property for inspections or repairs with proper notice. They can increase rent following legal procedures and may seek possession through legal grounds.

Landlords must provide a safe, habitable property that meets safety standards. They handle structural repairs, heating, and electrical safety.

Key legal obligations include:

Protecting deposits in government-approved schemes
Providing annual gas safety certificates
Ensuring electrical installations are safe
Giving 24 hours’ notice before inspections
Maintaining the property’s exterior and structure

Landlords must provide written tenancy terms if requested. Failing to meet these duties can lead to legal penalties and compensation claims from tenants.

Tenant Rights and Obligations

Tenants have the right to quiet enjoyment of their home without unreasonable interference. They can request repairs and challenge unfair rent increases through the First-tier Tribunal.

The main tenant duty is to pay rent on time as agreed. Tenants must keep the property clean and report any damage or repair needs quickly.

Core tenant responsibilities:

Paying rent and utility bills as agreed
Avoiding damage beyond normal wear and tear
Not subletting without landlord permission
Allowing access for repairs and inspections
Following reasonable tenancy conditions

Landlords cannot evict tenants without following legal procedures. Tenants are protected against unfair practices and discrimination under current housing laws.

Security of Tenure

Security of tenure means how long tenants can stay in the property and when they can be asked to leave.

ASTs usually start with a fixed term of six to twelve months. During this time, landlords cannot end the tenancy early unless tenants break the contract.

After the fixed term, tenancies often continue as periodic agreements. Landlords can then use Section 21 notices to regain possession, giving two months’ notice without a reason.

The Renters’ Rights Act 2025 will abolish Section 21 evictions and ASTs. Landlords will need to provide specific reasons for ending tenancies, giving tenants more security in the future.

AST Agreements and Required Documentation

AST agreements need certain documents to be legally valid, including written contracts and required information landlords must give tenants. The government offers model templates to help agreements meet legal standards.

Written Tenancy Agreement

An AST does not have to be in writing, but a written agreement protects both landlords and tenants. Written agreements clearly state the tenancy terms and conditions.

The agreement should list the rent amount, payment dates, and property address. It must include the names of everyone involved.

Most landlords use written agreements for legal protection. The document serves as proof if disputes arise during the tenancy.

Key elements include:

Tenancy start and end dates
Rent amount and payment schedule
Property condition expectations
Repair responsibilities
Pet policies and restrictions

Both landlord and tenant should have a copy and keep it in a safe place for reference.

Prescribed Information and Documentation

Landlords must give tenants specific documents before the tenancy begins. This includes details about deposits and tenant rights.

The How to Rent guide must be given to tenants at the start of their tenancy. This guide explains tenant rights and responsibilities in England.

Landlords must provide an Energy Performance Certificate (EPC) showing the property’s energy rating. The EPC helps tenants understand heating costs and energy efficiency.

Landlords must explain deposit details, including which deposit protection scheme they will use. They have 30 days to protect deposits and give this information to tenants.

Gas safety certificates are required for properties with gas appliances. Qualified engineers must renew these certificates every year.

Using Model AST Templates

The government offers free model tenancy agreements for ASTs. These templates help landlords and tenants follow current housing laws.

The model agreement works best for longer tenancies of two years or more. It includes rules for rent reviews and early termination.

Landlords can fill out the template online or download it to complete by hand. Both parties need to sign printed copies.

The template should be used as provided, with changes only in the marked sections. Users can tick boxes and add text where allowed.

Benefits of model templates:

Free and legally compliant
Updated for new laws
Suitable for different property types
Reduces legal risks for both sides

The template was last updated in January 2021 to include new pet policies and recent law changes.

Deposits: Protection, Schemes, and Disputes

Landlords must protect tenant deposits in government-approved schemes within 30 days for ASTs. Three authorised schemes operate in England, and tenants can challenge unfair deductions through official dispute processes.

Deposit Protection Requirements

Landlords must protect deposits for all assured shorthold tenancies that began on or after 6 April 2007. They must protect the deposit within 30 calendar days of receiving it.

The landlord must give tenants prescribed information about the deposit scheme. This includes details of the scheme and contact information for the scheme provider.

Key requirements include:

Registering the deposit with an approved scheme
Providing the tenant with scheme details
Following proper procedures for deposit return

Landlords must protect third-party deposits as well. This applies when parents, guarantors, or rent deposit schemes pay the deposit for the tenant.

Holding deposits do not require protection at first. Once the tenancy begins, the holding deposit becomes a standard deposit and must be protected.

Approved Tenancy Deposit Schemes

Three government-approved tenancy deposit schemes operate in England and Wales. Each scheme gives tenants legal protection for their deposit.

The approved schemes are:

Deposit Protection Service
MyDeposits (includes former Capita deposits)
Tenancy Deposit Scheme

Each scheme offers custodial and insurance-based protection. Custodial schemes hold the deposit money, while insurance schemes let landlords keep the deposit but provide insurance protection.

Tenants receive information about which scheme protects their deposit. Scheme contact details help tenants check their deposit status.

Scotland and Northern Ireland have separate deposit protection systems. These countries use different rules and scheme providers.

Deposit Deductions and Disputes

Landlords can deduct money for unpaid rent, cleaning costs, or property damage beyond normal wear and tear. They cannot deduct money for fair wear and tear or pre-existing damage.

The landlord must return deposits within 10 days after both parties agree on the amount. If there is a disagreement, the relevant tenancy deposit scheme handles the dispute.

Common deduction disputes involve:

Cleaning standards and professional cleaning costs
Damage versus normal wear and tear
Missing or broken items and replacement costs

Each scheme provides free dispute resolution services. An independent adjudicator reviews evidence and makes binding decisions about deposit deductions.

The deposit stays protected during disputes. Neither party can access the disputed funds until the adjudicator decides or both parties agree.

Rent, Regulation and Increases

Landlords must follow strict procedures when setting and increasing rent in ASTs. Tenants can challenge excessive rent rises and refer disputes to the First-tier Tribunal.

Rent Payment and Late Payments

Tenants must pay rent according to their tenancy agreement. Most agreements require monthly payments in advance.

Late payment consequences include:

Additional fees (if specified in the agreement)
Rent arrears on the tenant’s record
Potential possession proceedings under Section 8

Landlords cannot ask for more than six weeks’ rent in advance for new tenancies. This rule applies to agreements created after certain legislative changes.

Rent arrears occur when tenants fall behind on payments. Landlords must give proper notice before taking legal action.

Tenants who struggle with payments should contact their landlord immediately. Early communication can prevent formal proceedings.

Rules for Rent Increases

Landlords can increase rent using four legal methods during ASTs.

Section 13 notice procedure:

Available for periodic tenancies only
Can be used once every 52 weeks
Requires prescribed Form 4
Cannot be used in the first 52 weeks of tenancy

The notice period depends on the tenancy length.

Tenancy Period	Notice Required
Weekly	1 month
Monthly	1 month
Yearly	6 months

Landlords cannot use Section 13 notices if the tenancy has a rent review clause. They must wait until the tenancy becomes statutory periodic.

Alternative methods include:

Mutual agreement between parties
Rent review clauses in fixed-term agreements
Section 6 variation notices for statutory periodic tenancies

Challenging and Appealing Rent Increases

Tenants can challenge excessive rent increases through the First-tier Tribunal (Property Chamber). This process protects tenants from unfair rises.

Section 13 challenges:

Must be submitted before the notice period ends
Use prescribed Form 6 or Form Rents 1
No fee payable to the tribunal

The tribunal sets market rent based on similar properties in the area. They cannot extend time limits for applications.

Section 22 applications:

Available for assured shorthold tenants only
Can challenge excessive rent during the initial period
Must apply within the first six months for post-1997 tenancies

The tribunal can delay rent increases that cause undue hardship. Tenants must provide clear evidence of financial difficulties.

Tenants should collect evidence of local rental prices before applying. This strengthens their case.

Ending an Assured Shorthold Tenancy

Both landlords and tenants must follow specific procedures when ending an AST. Notice periods and requirements depend on the situation.

Notice Periods and Procedures

Tenant-initiated endings require different notice periods depending on the tenancy type. Tenants in fixed-term tenancies must give notice according to their agreement.

For periodic tenancies, tenants usually need to give one month’s written notice. The notice must end on the last day of a rental period.

Landlord-initiated endings follow stricter rules. Landlords cannot ask tenants to leave without proper legal procedures.

Landlords use two main routes:

Section 21 notices for no-fault evictions
Section 8 notices for fault-based evictions

The tenancy term affects which notices landlords can use. During fixed terms, only Section 8 notices apply. After the fixed term ends, both notice types are available.

All notices must use official forms. Homemade notices are invalid in court.

Section 21 and Section 8 Notices

Section 21 notices allow no-fault evictions after fixed terms end. Form 6A is required, with a minimum two-month notice period.

Landlords must meet strict conditions before serving Section 21 notices:

Deposit protection compliance
Valid gas safety certificates
Energy Performance Certificates given
How to Rent guide provided to tenants

Section 8 notices rely on specific grounds for possession listed in Schedule 2 of the Housing Act 1988. Form 3 is mandatory for these notices.

Common Section 8 grounds include:

Ground 8: Two months’ rent arrears (14-day notice period)
Ground 10: Some rent arrears (two weeks’ notice)
Ground 12: Breach of tenancy terms (varies)

Notice periods depend on the ground used. Mandatory grounds like Ground 8 guarantee possession if conditions are met at the court hearing.

Moving Out and Return of Deposit

End-of-tenancy procedures require proper handover arrangements. Tenants must return keys and remove all belongings by the agreed date.

Landlords should inspect the property at the end of the tenancy. This inspection determines any deposit deductions.

Deposit return must happen within legal timeframes. Protected deposits follow dispute resolution procedures through approved schemes.

Common deposit deductions include:

Unpaid rent or bills
Damage beyond normal wear and tear
Professional cleaning costs
Missing items or keys

Deposit details and evidence support any claims. Landlords must provide receipts and photographs showing damage or cleaning needs.

Tenancy deposit schemes handle disputes if parties disagree on deductions. These free services make binding decisions on deposit returns.

Final steps include meter readings, forwarding addresses, and returning any remaining deposit within the timeframes set by the protection scheme.

Essential Compliance and Safety Requirements

Landlords must complete specific safety checks and provide key documents before tenants move into an assured shorthold tenancy. Gas safety certificates and energy performance certificates are mandatory, along with other legal documents to ensure compliance.

Gas Safety Certificates

Rental properties with gas appliances require an annual gas safety inspection by a Gas Safe registered engineer. This includes boilers, cookers, fires, and other gas-powered equipment.

The gas safety certificate must be issued before new tenants move in. Landlords must give tenants a copy within 28 days of inspection or before the tenancy starts.

Key requirements include:

Annual inspections by qualified engineers only
Certificates valid for 12 months from inspection
Copies kept for at least two years after expiry

Failure to get a valid gas safety certificate can result in fines up to £6,000 per offence. Landlords may face prosecution if unsafe appliances cause harm to tenants.

Energy Performance Certificate (EPC)

An Energy Performance Certificate shows how energy efficient a property is, rated from A (most efficient) to G (least efficient). The certificate is valid for 10 years.

Landlords must give the EPC to prospective tenants before they agree to rent. This can be done with other tenancy documents or during viewings.

EPC requirements:

Must be shown in property advertisements
Minimum rating of E required for new tenancies
Properties rated F or G cannot be let

The certificate includes suggestions for improving energy efficiency. These are not mandatory but can help reduce energy bills and increase property value.

Conclusion

The Assured Shorthold Tenancy (AST) is the most common rental agreement in the UK’s private sector. It gives clear rights and responsibilities to both landlords and tenants through legal frameworks.

Understanding AST agreements helps property owners handle deposit protection, notice periods, and tenant obligations. Key elements include proper documentation and safety compliance.

Landlords must follow eviction procedures under current legislation. For expert guidance on AST agreements and property management, contact JF Property Partners at info@jfpropertypartners.com or call +44 7457 427143.

Their team assists landlords with tenancy documentation and legal compliance. Visit https://jfpropertypartners.com/contact/ to discuss your property requirements and ensure your AST agreements meet all regulatory standards.

Frequently Asked Questions

AST agreements can last from six months to several years with no upper limit. Basic agreements cover rent amounts, property details, and tenant responsibilities.

UK law does not set minimum rent requirements. Most ASTs start with a fixed term of 6 or 12 months.

How long can an assured shorthold tenancy last?

An AST can last for any period agreed between landlord and tenant, with no legal maximum. Most start with 6 or 12 months fixed terms. After this, it can renew or become a rolling monthly tenancy.

What is the difference between AST and non-AST?

ASTs are standard for private renters who don’t live with their landlord, starting after February 1997. They allow Section 21 ‘no fault’ evictions and require deposit protection. Non-AST arrangements include assured tenancies (offering more security) and lodger agreements, which have different eviction rules.

What is the basic assured shorthold tenancy agreement?

A basic AST includes tenant name, property address, rent amount and due date, tenancy length, landlord’s details, and deposit amount. It typically covers repairs, subletting, and pets. Written agreements aren’t legally required, but landlords must provide terms if requested.

Can AST be less than 6 months?

Yes, ASTs can be less than 6 months—there’s no legal minimum. Whilst less common, short-term ASTs are legal and carry the same tenant rights as longer agreements.

What is the minimum rent for an assured shorthold tenancy?

There’s no legal minimum rent for an AST. Landlords set rent based on market rates and property value. Extremely low rents may suggest the arrangement isn’t a genuine tenancy.

How long can you do a tenancy agreement?

Tenancy agreements have no legal maximum length. Common fixed terms range from 6 months to 2 years, though some extend to 3-5 years. After the fixed term, tenancies can continue as periodic arrangements with proper notice periods.

About the Author

Joost Mijnarends

Joost is the co-founder of JF Property Partners, a family-run property business in the UK. His journey began with a £1 course that led to their first rent-to-rent property in 2023, and today he helps landlords and tenants find better property solutions.