Assured shorthold tenancy definition
Background behind the creation of the assured shorthold tenancy as a type of assured tenancy, and explanation of fixed-term and periodic tenancies.
Assured shorthold and assured tenancies
An assured shorthold tenancy is a type of assured tenancy, so all the requirements of an assured tenancy apply. An assured tenancy can be assured shorthold if it was created on or after 15 January 1989.
Other requirements for assured shorthold tenancies apply depending on whether the tenancy was created between 15 January 1989 and 27 February 1997, or after 27 February 1997.
The principal difference between an assured shorthold tenancy and an assured tenancy is the limited security of tenure an assured shorthold offers the tenant. The landlord can regain possession of an assured shorthold tenancy without giving a reason if they follow the correct procedure.
The use of the assured shorthold tenancy was extended by the Housing Act 1996. Originally, under the Housing Act 1988, a tenancy was an assured tenancy unless an assured shorthold tenancy was specifically created. Under the Housing Act 1996, this was reversed so a tenancy is automatically an assured shorthold tenancy unless an assured tenancy is specifically created.
Fixed term or periodic
Assured shorthold tenancies can be either fixed term or periodic. It is essential to find out whether a tenancy is fixed term or periodic in order to determine how that tenancy can be brought to an end by the landlord or tenant.
What is a fixed-term tenancy?
A fixed-term tenancy runs for a specific period of time, normally six or 12 months, and has a clearly identifiable start and an end date. If a tenancy does not have a fixed term, it will be a periodic tenancy. A fixed term of at least six months was a requirement for the creation of an assured shorthold tenancy created before 27 February 1997.
Fixed-term of more than three years
It is a requirement that a tenancy with a fixed-term of more than three years must be made by deed. The execution of a deed requires the contract to say it is a deed and the signatures of the landlord and tenant must be witnessed. This does not apply to assured shorthold tenancies of this duration if granted by a private registered provider of social housing on or after 1 April 2012 – except when they are either long leases (granted for 21 years or more) or shared ownership properties.
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.
What is a periodic tenancy?
A periodic tenancy does not have an end date and can continue indefinitely. It runs from period to period, eg month-to-month or week-to-week (or for another specified length of period).
There are two forms of periodic tenancy:
those which are periodic from the outset without a fixed term; this can only apply to tenancies created on or after 28 February 1997
those which become periodic following the end of a fixed term
When a fixed term ends and the tenancy continues, the tenancy becomes 'statutory periodic' on the next day unless either:
a new fixed term is created
there is a clause in the original fixed term agreement stating that the tenancy will become periodic on expiry of the fixed term (this will create a 'contractual periodic tenancy')
The landlord and tenant can agree a new fixed term at any time.
There are different rules on ending a tenancy depending on whether it is fixed term or periodic.
Protected shorthold tenancies
When a protected shorthold tenant is granted a new tenancy after 15 January 1989, the new tenancy is automatically an assured shorthold tenancy. No notice stating that the tenancy is to be an assured shorthold tenancy is required. A landlord can decide to create an assured tenancy instead by serving notice on the tenant, before the tenancy is entered into, that it is not to be an assured shorthold.
Where a protected shorthold expires and no new tenancy is granted, the tenancy will continue, but as a statutory tenancy under the Rent Act 1977 (although subject to the protected shorthold ground for possession).
Last updated: 15 March 2021
Nicolls v Kinsey  16 Estates Gazette 145, on what constitutes a fixed term: a tenancy granted 'for one year and thereafter from year to year' was not a fixed term.
s.52 Law of Property Act 1925, as amended by s.156 Localism Act 2011.
Walsh v Lonsdale (1882) 21 Ch. D. 9; R v Tower Hamlets LBC ex p. Von Goetz (1999) 31 H.L.R. 669, CA.
s.5(2) Housing Act 1988.
s.34(3) Housing Act 1988.
Ridehalgh v Horsefield  Estates GazetteCS 45.