Assured shorthold tenancies

An assured shorthold tenancy (AST) is a type of assured tenancy.

From 1 May 2026, private landlords cannot create new assured shorthold tenancies. Existing private assured shorthold tenancies on 1 May 2026 became assured periodic tenancies, unless the landlord served a valid section 21 notice or section 8 notice before 1 May 2026.

Private registered providers of social housing, such as housing associations, can create assured shorthold tenancies.

All the requirements of an assured tenancy apply, including that it must be a tenancy:

• of a property let as a separate dwelling

• granted to a private person or persons

• where the tenant, or least one of the joint tenants, occupies the property as their only or principal home

Find out more about how to identify an assured tenancy.

A landlord can use a section 21 notice to seek possession of an assured shorthold tenancy without using a ground for possession.

Before 1 May 2026, most private tenancies were assured shorthold tenancies.

A private landlord cannot create a new assured shorthold tenancy in the private rented sector on or after 1 May 2026.

Private assured shorthold tenancies in existence on 1 May 2026

Between 28 February 1997 and 30 April 2026, the default tenancy for a private tenant was an assured shorthold tenancy. Private tenancies that met the conditions for an assured tenancy were automatically assured shorthold, unless the landlord specified the tenancy was to be assured or assured non-shorthold.

On 1 May 2026 existing private assured shorthold tenancies became assured periodic tenancies, unless the landlord served a valid section 21 notice or section 8 notice before 1 May 2026.[1]

Where the landlord served a valid notice, the tenancy remains assured shorthold until possession proceedings are concluded. The latest date the landlord can start proceedings is 31 July 2026.

Find out more about section 21 notices and section 8 notices.

Private tenancy starts on or after 1 May 2026

No new assured shorthold tenancies can be created in the private sector on or after 1 May 2026.

Most new private sector tenancies are periodic assured tenancies.

Find out more about assured tenancies.

Private tenancy started between 15 Jan 1989 and 27 Feb 1997

Between 15 January 1989 and 27 February 1997, the default tenancy for a private landlord was an assured tenancy. An assured shorthold tenancy was only created if it met required conditions.

Find out more about assured shorthold tenancies between 15 Jan 1989 and 27 Feb 1997.

Private registered providers of social housing can issue assured shorthold tenancies. For example, housing associations.

Most housing association tenancies that started on or after 15 January 1989 are assured tenancies. Some housing associations use assured shorthold tenancies as starter tenancies.

Assured shorthold tenancies have not been abolished in the social rented sector. This means:[2]

• most existing social assured shorthold tenants do not change to assured tenants on 1 May 2026

• housing associations can issue new assured shorthold tenancies on or after 1 May 2026

Find out more about housing association tenancies.

An assured shorthold tenancy might have a fixed term or be periodic.

If a tenancy does not have a fixed term or the fixed term has ended, it is a periodic tenancy.

A periodic tenancy does not have an end date and continues indefinitely. It runs from period to period, for example, month to month. A periodic tenancy can be statutory or contractual.

Fixed term tenancy

A fixed term tenancy runs for a specific period of time, such as six months, and has a clearly identifiable start and an end date.[3]

The landlord and tenant can agree to a further contractual period, either a fixed term of any length or a contractual periodic tenancy. A clause in a fixed term tenancy allowing either party to renew the term automatically is effective for a single renewal. It does not allow the tenant to renew the fixed term more than once unless the contract clearly states they can.[4]

Statutory periodic tenancy

A statutory periodic tenancy starts automatically when a fixed term expires and the tenant remains in occupation, unless the tenancy agreement states a contractual periodic tenancy will arise.[5]

A statutory periodic tenancy is a new tenancy, separate from the original fixed term.[6] The period of the tenancy is the same as that for which rent was last payable under the fixed term. For example, a monthly periodic where the rent was paid monthly.

A statutory periodic tenant has the right to remain in occupation under the same terms as the original agreement, except:[7]

• terms relating to ending the tenancy

• rent review clauses

Contractual periodic tenancy

A contractual periodic tenancy arises where either:[8]

• a tenancy starts as periodic with no fixed term, or

• a fixed term agreement specifies that on its expiry a periodic tenancy arises, or

• a fixed term agreement specifies that the tenancy continues on the same terms when the fixed term expires

The landlord and tenant are bound by the same contractual terms as in the original agreement.

Fixed term tenancy of more than three years

A tenancy with a fixed term of more than three years must be made by deed. The contract must say it is a deed and have witnessed signatures of the landlord and tenant. Where a fixed term tenancy of more than three years is not executed by deed, the tenancy takes effect as a fixed term equitable lease.[9]

The requirement for a deed does not apply to assured shorthold tenancies granted by a private registered provider of social housing on or after 1 April 2012, except shared ownership properties or long leases.[10]

Assured shorthold tenants have certain rights. Some rights only apply to private assured shorthold tenants.

Rent increases for private assured shorthold tenants

Section 13 of the Housing Act 1988 allows a landlord to raise the rent on a periodic assured shorthold tenancy by giving the tenant a notice of increase in the prescribed form.

A landlord can only use this process to increase the rent once every 52 weeks.

Find out more about rent increases.

Rent increases for social assured shorthold tenancies

Rent increases for tenants of private registered providers of social housing (PRPSH) are regulated by the Social Housing Regulator.

The landlord may be able to increase the rent in line with a rent review clause in the tenancy agreement if the relevant notice has been given to the tenant.

Find out more about rent levels in private registered providers of social housing.

Tenant's notice to end an assured shorthold tenancy

In most cases a tenant can give one month's notice to end a periodic assured shorthold tenancy.

A tenant can end a tenancy during a fixed term contract by surrendering the tenancy or giving notice in line with a break clause.

Find out more about a tenant's notice to quit.

Repairs during an assured shorthold tenancy

The landlord must keep the structure and exterior of the dwelling in repair. The landlord must also keep the installations in the dwelling for the supply of water, gas, electricity, sanitation, space heating and heating water in good repair and proper working order.[11]

The landlord must ensure the property is fit for human habitation.[12]

Find out more about more responsibility for repairs.

Tenancy deposit protection for assured shorthold tenants

Landlords who take a deposit must follow the correct process for protecting the deposit and supplying the tenant with prescribed information.[13]

The tenant can issue a court claim for a refund of the deposit and a penalty if the landlord does not comply with tenancy deposit legislation.[14]

A landlord cannot use a section 21 notice to evict an assured shorthold tenant if they have not followed the tenancy deposit rules.

Find out more about tenancy deposit protection.

Banned tenancy fees for private assured shorthold tenants

A private landlord or letting agent cannot charge a tenant a fee unless it is expressly permitted. Any payment which is not permitted is a prohibited payment, also known as a banned fee.

Find out more about tenancy fees.

Rent book for tenants who pay weekly

Where rent is payable weekly, the landlord must provide a rent book or equivalent.

Written statement of terms

An assured shorthold tenant whose tenancy was created on or after 28 February 1997 can ask the landlord in writing to provide a written statement of certain terms of the tenancy.[15] The terms are:

• the date of the start of the tenancy

• the rent payable and the dates of payment

• any provision for a rent review

• if the tenancy is a fixed-term tenancy, the length of the fixed term

The landlord must provide the information within 28 days. If the landlord fails to do this, they can be fined up to £2,500 by the local authority.

How to rent guide

A private landlord must provide an assured shorthold tenancy with a copy of the government guide 'How to rent: the checklist for renting in England'. This applies to tenancies that started on or after 1 October 2015.

A private landlord who fails to provide a tenant with a copy of the guide cannot serve a valid section 21 notice.

Find out more about what makes a section 21 notice invalid.

Right to assign an assured shorthold tenancy

Assignment is the transfer of an interest in a property, including a tenancy, to another person. Assignment, with the consent of the landlord, is possible in certain circumstances for some assured shorthold tenancies.[16]

Find out more about assignment.

What happens when an assured shorthold tenant dies

Succession is the transfer of a property from the tenant to the spouse, civil partner or member of the family upon the tenant's death. There can be one statutory succession to an assured shorthold tenancy if certain conditions are fulfilled.[17]

Find out more about succession.

A landlord can end an assured shorthold tenancy by serving a valid notice and then taking possession proceedings. In most cases, the landlord uses a section 21 notice.

When a landlord tries to evict an assured shorthold tenant without following the correct process, this might be an illegal eviction. Find out more about harassment and illegal eviction.

Section 21 notice

A landlord can end an assured shorthold tenancy without having a reason or ground for possession by serving a valid section 21 notice in writing on the tenant, and then taking possession proceedings.

Find out more about section 21 notices.

Section 8 notice

A landlord can serve a valid section 8 notice on an assured or assured shorthold tenant to start the possession process. The landlord must have a reason for evicting the tenant, called a ground for possession.

Find out more about section 8 notices.

Notice to quit

A landlord can use a notice to quit where the tenant has lost their assured tenancy status. For example, where they are no longer occupying the property as their only or principal home.

Where a tenant returns to the property and occupies it as their only or principal home at the date of expiry of the notice, assured status is retained and the notice to quit is of no effect.[18]

Find out more about a landlord's notice to quit.

Tenant has no right to rent

An assured tenancy is converted into an excluded tenancy where the Home Office has served a disqualification from renting notice naming all of the occupiers in premises held on an assured tenancy.[19]

The landlord can serve no less than 28 days notice in a prescribed form.

Find out more about eviction of a tenant with no right to rent.

Some tenancies cannot be assured shorthold tenancies.[20]

An assured shorthold tenancy is a type of assured tenancy, so tenancies that cannot be assured equally cannot be assured shorthold.

Find out more about tenancies that cannot be assured.

Private tenancies started on or after 1 May 2026

A private landlord cannot create a new assured shorthold tenancy on or after 1 May 2026.

Most new private tenancies are periodic assured tenancies.

Find out more about assured tenancies.

Where the landlord gives notice the tenancy is not assured shorthold

A landlord can serve a tenant with written notice stating that the tenancy is not to be an assured shorthold tenancy.[21] The notice can take effect during the tenancy, for example 12 months after the start of an assured shorthold tenancy.

Where the landlord uses this notice, the tenant has a fully assured tenancy.

Where the tenancy states it is not assured shorthold

Where the tenancy meets the conditions for an assured tenancy and the tenancy agreement includes a term stating it is not to be an assured shorthold tenancy, it is a fully assured tenancy.[22]

Where the tenant succeeded to a regulated tenancy

A tenancy is assured or regulated if the tenant succeeded to a regulated tenancy or a protected agricultural occupancy.[23]

Find out more about regulated tenancy succession.

Former secure tenancies

A local authority landlord might be replaced by a housing association after a voluntary transfer. Existing secure tenants become assured tenants.[24]

Tenancies on expiry of a long lease

Tenancies created on the expiry of a long residential lease are assured tenancies if the lease expires on or after 15 January 1989.[25]

If the lease expired before 15 January 1989 the tenancy is a regulated tenancy.[26]

When the tenancy replaces an assured tenancy

A new tenancy is fully assured if the:[27]

• new agreement is granted to an existing assured tenant

• landlord is the same

This applies if the tenancy is for a different property, as long as there was no gap in time between the tenancies.

A tenant can serve a notice on their landlord stating that the tenancy is to be an assured shorthold tenancy.[28] The notice must be in prescribed form 8, although a notice that was in a form substantially to the same effect is likely to be valid.[29] The notice must be served before the new tenancy starts.[30]

Assured agricultural occupancies

Farm workers who live in tied accommodation might have protection under the Housing Act 1988 if their occupancy began on or after 15 January 1989. An assured agricultural occupancy is similar to a fully assured tenancy.

The landlord cannot grant an assured shorthold tenancy to a farm worker who already occupies tied accommodation under an assured agricultural occupancy, whether for the same accommodation or another property owned by the same landlord.[31]

Find out more about agricultural occupancies.

New joint tenancy before 28 Feb 1997

A joint tenancy that was originally an assured shorthold ceases to be assured shorthold where:

• one of the joint tenants left and was replaced by another

• the landlord granted a new joint tenancy before 28 Feb 1997 and did not fulfil the assured shorthold tenancy requirements

Find out more about assured shorthold tenancy requirements before 28 Feb 1997.

A protected shorthold tenancy is a type of regulated tenancy. Protected shortholds could be granted between 28 November 1980 and 14 January 1989, for a fixed term of up to five years. Where a protected shorthold expires and no new tenancy is granted, the tenancy continues as a statutory Rent Act 1977 tenancy.[32]

Find out more about protected shorthold tenancies.

New tenancy between 15 January 1989 and 30 April 2026

When a protected shorthold tenant was granted a new tenancy between 15 January 1989 and 30 April 2026, the new tenancy was automatically an assured shorthold tenancy. A landlord could have created an assured tenancy instead by serving notice on the tenant, before the tenancy is entered into, that it was not to be an assured shorthold.[33]

Most private assured shorthold tenancies became periodic assured tenancies on 1 May 2026.

Find out more about assured tenancies.

New tenancy on or after 1 May 2026

When a protected shorthold tenant is granted a new tenancy on or after 1 May 2026, the new tenancy is automatically an assured tenancy.