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

If you’re renting or letting property in England, you may still hear the term “Assured Shorthold Tenancy” — it was the standard private rental agreement for nearly 30 years, covering around 95% of private tenancies before the law changed. 

Understanding what an AST was, how it worked, and — critically — what replaced it on 1 May 2026 is essential for landlords managing legacy agreements or advertising properties today. 

This guide covers what an AST is, why the term is now historical, what your existing tenancies became, and the rules that apply to private renting in England in 2026.

What Was an Assured Shorthold Tenancy (AST)? 

An Assured Shorthold Tenancy was the default private rental agreement in England and Wales, governing the vast majority of private tenancies between 1997 and 1 May 2026.

The Housing Act 1988 introduced ASTs, and the Housing Act 1996 made them the default tenancy type for most new private lets from 28 February 1997 onward.

Definition of AST

An Assured Shorthold Tenancy was a legal agreement between a private landlord and an individual tenant, giving the tenant the right to live in a property for an agreed period and giving the landlord a defined route to regain possession, typically via a Section 21 notice.

Key characteristics (historical) included:

• A fixed initial term, usually 6–12 months
• Automatic conversion to a periodic (rolling) tenancy once the fixed term ended
• Landlord possession rights via Section 21 after the fixed term
• Tenant security during the agreed fixed term

As of 1 May 2026, you can no longer create an AST. Any new private tenancy is automatically an assured periodic tenancy — see the next section for what that means in practice. 

Eligibility

The underlying eligibility rules haven’t changed — only the tenancy type has:

• Tenant must be an individual (not a company)
• Property must be the tenant’s main home
• Annual rent must not exceed £100,000 (and, under the current rules, must be at least £250 a year, or £1,000 in London)
• Landlord must not live in the same property
• Tenancy must have started after 15 January 1989

Holiday lets, company lets, purpose-built student accommodation signed up to the National Code of Practice, and business tenancies still fall outside these rules and are not assured tenancies.

What Changed on 1 May 2026 — The Renters’ Rights Act 2025 

This is the section every landlord searching for “AST” in 2026 actually needs. The Renters’ Rights Act 2025 abolished ASTs and Section 21 evictions in one go. Here’s what changed, all effective 1 May 2026 unless noted:

What used to apply (AST)	What applies now (assured periodic tenancy)
Fixed term of 6–12 months, up to 20 years	No fixed terms permitted — all tenancies are rolling, month to month
Landlord regains possession via Section 21 (no reason needed)	Section 21 abolished — landlord must use a Section 8 ground
Rent increases via Section 13, rent review clause, or mutual agreement	Only the statutory Section 13 process can be used — rent review clauses no longer apply
Up to 6 weeks’ rent in advance	Maximum 1 month’s rent in advance
Tenant gives 1 month’s notice to leave	Tenant gives 2 months’ notice to leave
Ground 8 (mandatory rent arrears): 8 weeks’ arrears	Ground 8 threshold raised to 13 weeks’ arrears
No statutory right to request a pet	Tenant can request a pet; landlord can’t unreasonably refuse
Rent review/bidding wars common	Rental bidding banned — landlord must let at the advertised rent

 

Landlords also gained new Section 8 grounds for possession, including selling the property or moving in themselves, and are now subject to a ban on discriminating against tenants who receive benefits or have children. 

Two further changes are confirmed but not yet in force: a private landlord database and a landlord Ombudsman scheme, both awaiting supporting regulations. The same reforms are scheduled to extend to social housing tenancies in October 2027. 

What Happens to Your Existing AST Agreement? 

If you had tenants on an AST before 1 May 2026, the change was automatic:

• Any fixed-term end date in the tenancy agreement no longer applies
• The tenancy is now a rolling assured periodic tenancy
• You did not need to reissue paperwork, sign a new agreement, or notify the tenant for the conversion itself to take effect
• Any Section 21 notice served before 1 May 2026 remained valid only if court proceedings started by 31 July 2026 — that window has now closed
• Deposit protection, gas safety, EPC and electrical safety obligations continue exactly as before; nothing about compliance documentation changed

If you’re still using an old AST template for a new tenancy, stop — it’s no longer valid, and continuing to use fixed-term wording could expose you to a fine if a tenant challenges it. 

Assured Periodic Tenancies Explained

Every private tenancy in England is now an assured periodic tenancy (unless it falls into an excluded category like holiday lets or company lets).

Key features:

• No fixed term — tenancies run weekly or monthly, matching the rent period
• Cannot be created with an end date; if a landlord tries, the end date simply won’t apply and the tenant can complain to the council
• Ends only when: the tenant gives notice, both parties agree, or the landlord obtains possession through a Section 8 ground and, where needed, a court order
• Succession is still limited to spouses, civil partners, or cohabiting partners who lived in the property as their main home

Because there’s no fixed term to negotiate, landlords should focus on getting the tenancy agreement’s terms right upfront (rent, responsibilities, pet policy) since there’s no natural renewal point to revisit them.

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 now works differently than it did under ASTs. There’s no fixed term to complete, so tenants generally stay until they choose to leave, both parties agree to end the tenancy, or the landlord successfully applies for possession under a Section 8 ground — see “Ending a Tenancy” below.

Tenancy 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 a Compliant Tenancy Agreement Template

The government’s old model AST template is no longer suitable, since it includes fixed-term and Section 21 provisions that are now unlawful. Landlords should use an updated template reflecting periodic-only terms, or ask a solicitor or letting agent to confirm their existing template has been revised for the Renters’ Rights Act.

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

Rent Payment and Late Payments

Update this line: ~~”Landlords cannot ask for more than six weeks’ rent in advance”~~ → “Landlords and letting agents cannot ask for more than one month’s rent in advance, or accept a tenant’s offer to pay more.” (Effective 1 May 2026.)

Add: Rental bidding is now banned — a property must be advertised and let at the stated rent; landlords/agents can’t invite or accept higher offers. 

Rules for Rent Increases

Update: Section 13 is now the only route for increasing rent on a private tenancy — rent review clauses and mutual variation agreements no longer apply. Remove references to “Section 6 variation notices” and “rent review clauses” as alternatives.

Keep the notice-period table, but confirm it against current Section 13 rules (largely unchanged: still tied to tenancy period, generally not usable in year one).

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

Update tenant notice: periodic tenants must now give two months’ written notice (up from one month).

Section 21 “no-fault” evictions were abolished on 1 May 2026. Landlords can now only regain possession using a Section 8 notice on a specific ground.

Key Section 8 grounds landlords use most:

• Ground 8 (mandatory, rent arrears): now requires 13 weeks’ arrears, up from 8 weeks. Tenants can raise benefit-payment delays as a defence.
• Ground 10 (some rent arrears): discretionary, court decides
• Ground 12 (breach of tenancy terms): discretionary
• New grounds introduced by the Renters’ Rights Act allow landlords to seek possession to sell the property or move in themselves, subject to notice periods and, in some cases, a minimum period before the ground can be used.

Landlords should check the current prescribed form and notice period for each ground before serving notice, since several notice periods changed alongside the ground thresholds.

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.

Other Legal Documentation

Landlords must provide several additional documents to meet legal requirements for assured shorthold tenancies. These protect both landlord and tenant rights.

Mandatory documents include:

• How to Rent Guide (government publication)
• Electrical Safety Report (every five years)
• Deposit protection scheme details
• Landlord contact information

The How to Rent Guide must be the latest version from the government website. Qualified electricians must carry out electrical inspections, and certificates must be provided before the tenancy starts.

Landlords must also comply with local licensing requirements. Some areas need extra permits for rental properties or Houses in Multiple Occupation (HMOs).

Conclusion

The Assured Shorthold Tenancy was the backbone of England’s private rental sector for nearly three decades — but since 1 May 2026, it’s been replaced by the assured periodic tenancy under the Renters’ Rights Act 2025. Section 21 is gone, fixed terms are no longer permitted, and landlords now rely on Section 8 grounds to regain possession.

If you’re managing legacy agreements or letting a property for the first time under the new rules, getting the tenancy agreement, notice periods, and compliance documentation right matters more than ever. 

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

Do Assured Shorthold Tenancies still exist in 2026? 

No. As of 1 May 2026, ASTs can no longer be created under the Renters’ Rights Act 2025. Existing ASTs automatically converted into assured periodic tenancies; no new ASTs can be issued.

What replaced Section 21 evictions? 

Section 21 “no-fault” evictions were abolished on 1 May 2026. Landlords must now use a Section 8 notice and cite a specific legal ground, such as rent arrears, breach of tenancy, selling the property, or moving in themselves.

Do I need to give my tenants a new tenancy agreement? 

No. The conversion from AST to assured periodic tenancy was automatic and required no new paperwork. Any fixed-term end date in the old agreement simply stopped applying.

What is the difference between an AST and an assured tenancy now? 

There’s effectively no difference for new tenancies — both are now the same thing (an assured periodic tenancy), since ASTs can no longer be created. Historically, ASTs offered landlords Section 21 possession rights and less tenant security than assured tenancies; that distinction ended on 1 May 2026.

How long can a tenancy agreement last now? 

Tenancies can no longer have a fixed end date. All private tenancies run on a rolling weekly or monthly basis until ended by notice, agreement, or a court order.

What is the minimum rent arrears needed to evict a tenant? 

Under Ground 8, a landlord needs 13 weeks’ rent arrears outstanding to seek mandatory possession — up from 8 weeks before 1 May 2026.