An Assured Shorthold Tenancy (AST) is the most common type of tenancy agreement used in the private rented sector in England. If you're a landlord letting residential property, or a tenant renting privately, you're almost certainly dealing with an AST. This guide explains everything you need to know about ASTs in 2026, including the significant changes brought by the Renters' Rights Act 2025.

England Only

This guide covers ASTs in England only. Scotland uses Private Residential Tenancies (PRTs), Wales uses Standard Occupation Contracts under the Renting Homes (Wales) Act 2016, and Northern Ireland has its own Private Tenancy regime. See our jurisdiction-specific guides for other UK nations.

Assured Shorthold Tenancy Overview - England

The AST has been the standard tenancy type in England since 1997

What Is an Assured Shorthold Tenancy?

An Assured Shorthold Tenancy is a type of tenancy created by the Housing Act 1988 and amended by the Housing Act 1996. Since 28 February 1997, any new tenancy automatically becomes an AST unless the landlord specifically creates a different type of tenancy or certain exclusions apply.

For a tenancy to be an AST, all of the following conditions must be met:

The property is let as a separate dwelling
The tenant (or at least one joint tenant) occupies it as their only or principal home
The tenant is an individual, not a company
The annual rent is between £250 and £100,000 (outside London) or between £1,000 and £100,000 (in London)
The landlord does not live in the same building (unless it's a purpose-built block of flats)

What Makes an AST Different from Other Tenancies?

The key feature of an AST has traditionally been the landlord's ability to regain possession using Section 21—the "no-fault" eviction route. However, with the Renters' Rights Act 2025abolishing Section 21 from 1 May 2026, this distinction is becoming less relevant.

Other types of tenancy you might encounter include:

Tenancy Type	Key Features	When Used
Assured Shorthold (AST)	Standard private rental, Section 21 available (until May 2026)	Most private lettings
Assured Tenancy	Greater security, no Section 21	Pre-1997 tenancies, some housing associations
Regulated Tenancy	Rent control, very strong security	Pre-1989 tenancies (rare)
Excluded Tenancy/Licence	Fewer protections, landlord lives in property	Lodgers, live-in landlords

Legal Requirements for an AST

While an AST can technically be created verbally, a written tenancy agreement is strongly recommended—and in many cases, practically essential for compliance with other legal requirements.

Essential Terms to Include

Your AST agreement should clearly state:

Names of all landlords and tenants
Property address and description of what's included
Start date and whether it's fixed-term or periodic
Rent amount, payment frequency, and due date
Deposit amount and which scheme protects it
Break clause terms (if applicable)
Responsibilities for repairs and maintenance
Rules about pets, smoking, subletting, etc.

AST Tenancy Agreement Document

A well-drafted AST protects both landlord and tenant

Fixed-Term vs Periodic ASTs

An AST can be either:

Fixed-term: Runs for a set period (e.g., 6 or 12 months). Neither party can end it early unless there's a break clause or the other party agrees.
Periodic: Rolls on week-to-week or month-to-month with no fixed end date. Either party can end it with proper notice.

Important: May 2026 Changes

From 1 May 2026, the Renters' Rights Act 2025 converts all ASTs to periodic tenancies. Fixed terms will no longer prevent tenants from leaving with 2 months' notice. This is a fundamental change to how ASTs work.

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Landlord Obligations

As a landlord with an AST, you have numerous legal obligations. Failure to comply can result in fines, prevent you from evicting tenants, or even lead to criminal prosecution.

Before the Tenancy Starts

Right to Rent checks: Verify the tenant has the legal right to rent in the UK
Energy Performance Certificate (EPC): Provide an EPC rated E or above
Gas Safety Certificate: Annual CP12 certificate from a Gas Safe engineer
EICR: Electrical Installation Condition Report (valid for 5 years)
How to Rent guide: Provide the government's "How to Rent" checklist
Deposit protection: Protect the deposit within 30 days (see below)

During the Tenancy

Keep the property in good repair (structure, exterior, installations)
Maintain gas and electrical safety annually
Give 24 hours' notice before visiting (except emergencies)
Not harass the tenant or illegally evict them
Handle repairs promptly when reported

Landlord Obligations Checklist

Compliance checklist for landlords with AST tenancies

Tenant Rights Under an AST

Tenants with an AST have significant legal protections:

Quiet enjoyment: The right to live in the property without interference
Protection from eviction: Can only be evicted through proper court procedures
Deposit protection: Deposit must be in a government-approved scheme
Repairs: Landlord must maintain the property's structure and installations
Fair treatment: Protection from discrimination and harassment
Information: Right to know the landlord's name and address

New Rights from 2026

The Renters' Rights Act 2025 introduces additional tenant rights:

Pets: Landlords cannot unreasonably refuse pet requests
No fixed terms: Tenants can leave with 2 months' notice at any time
Rent increases: Limited to once per year via Section 13 notice
Ombudsman: Access to the new PRS Ombudsman for complaints

Deposit Protection Rules

If you take a deposit for an AST in England, you must protect it in one of the three government-approved tenancy deposit schemes within 30 days of receiving it.

Approved Deposit Schemes

Scheme	Type	Cost
Deposit Protection Service (DPS)	Custodial (free) or Insured	Free (custodial) / Paid (insured)
MyDeposits	Insured or Custodial	From £20.40 per deposit
Tenancy Deposit Scheme (TDS)	Insured or Custodial	Free (custodial) / Paid (insured)

Prescribed Information

Within 30 days, you must also give the tenant the Prescribed Information, which includes:

The deposit amount and address of the property
The name and contact details of the scheme
How to apply for release of the deposit
What to do if there's a dispute
The purpose of the deposit

Warning: Non-Compliance Penalties

If you fail to protect the deposit or provide Prescribed Information, you cannot serve a valid Section 21 notice and the tenant can sue for compensation of 1-3 times the deposit amount. This applies until the deposit is properly protected.

How to End an AST

There are several ways an AST can end:

Landlord Ending the Tenancy (Current Rules)

Section 21: No-fault eviction with 2 months' notice (ending 30 April 2026)
Section 8: Eviction based on specific grounds (e.g., rent arrears, breach)
Mutual agreement: Both parties agree to end the tenancy early

Tenant Ending the Tenancy

Fixed-term: Wait until the end of the fixed term, or use a break clause
Periodic: Give notice equal to one rental period (usually 1 month)
From May 2026: Give 2 months' notice at any time

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Renters' Rights Act 2025 Changes

The Renters' Rights Act 2025 fundamentally changes how ASTs work in England. Key changes include:

From 1 May 2026

Section 21 abolished: No more no-fault evictions
All tenancies periodic: Fixed terms no longer binding on tenants
New Section 8 grounds: Amended grounds for landlord selling or moving in
Tenant notice: Tenants can leave with 2 months' notice

Already in Effect

Rent increases: Once per year maximum, via Section 13 only
Pet requests: Cannot unreasonably refuse

Read our complete guide to the Renters' Rights Act 2025 →

AST Changes 2026 - Renters Rights Act

Major changes to ASTs coming in May 2026

Assured Shorthold Tenancy FAQ

Does an AST need to be in writing?

Legally, no—an AST can be verbal. However, a written agreement is strongly recommended as it provides evidence of the agreed terms, is required for some legal compliance, and is expected by deposit schemes, mortgage lenders, and courts.

What's the minimum term for an AST?

There is no legal minimum term. You can create a 1-month AST if you wish. However, most landlords use 6 or 12-month fixed terms. From May 2026, fixed terms will no longer prevent tenants from leaving early.

Can I refuse to rent to tenants with pets?

Under the Renters' Rights Act 2025, you cannot "unreasonably refuse" a tenant's request to keep a pet. You can require pet damage insurance and may refuse for genuine reasons (e.g., lease restrictions, property unsuitability), but blanket "no pets" policies are no longer enforceable.

How much deposit can I take?

The maximum deposit is 5 weeks' rent if the annual rent is under £50,000, or 6 weeks' rent if the annual rent is £50,000 or more. This limit applies to the total of all deposits (security deposit plus any other deposits).

What happens when the fixed term ends?

If neither party takes action, the AST automatically becomes a statutory periodic tenancyrunning on the same terms, usually month-to-month. You don't need to sign a new agreement unless you want to change the terms.

Can I increase the rent during a fixed term?

Only if the tenancy agreement includes a rent review clause. Otherwise, you must wait until the tenancy becomes periodic and use a Section 13 notice. From 2026, rent increases are limited to once per year regardless of what the agreement says.

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