AST (Assured Shorthold Tenancy)
The most common form of private tenancy in England. From 1 May 2026 all existing ASTs converted to assured periodic tenancies under the Renters Rights Act 2025, and new fixed-term ASTs can no longer be created for most residential lets.
At a glance
- Status in England
- Not created for most residential lets from 1 May 2026
- Existing ASTs
- Converted to assured periodic tenancies
- Tenant notice
- 2 months to end the tenancy
- Law
- Housing Act 1988 + RRA 2025
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Open full guideWhy AST (Assured Shorthold Tenancy) matters for landlords
The AST was the default tenancy in England for over 30 years and every template, tenancy-setup checklist and tenancy deposit flow was designed around it. Under the Renters’ Rights Act 2025 all existing ASTs became assured periodic tenancies overnight on 1 May 2026, and landlords can no longer grant new fixed-term ASTs for most residential lets. This changes how rent increases, ends and possession work, so any AST-based template or clause a landlord still uses must be reviewed against the periodic regime.
Worked example
A landlord with a 12-month AST in Birmingham granted on 1 February 2026 wakes up on 1 May 2026 to find the tenancy has automatically converted to an assured periodic tenancy under the Renters’ Rights Act 2025. The original tenancy agreement still references "termination at end of fixed term" and a Section 21 fall-back, both of which are now obsolete. The tenant gives 2 months’ notice on 4 June and leaves on 4 August — the landlord has no contractual route to charge the remaining 6 months because the AST term no longer governs the tenancy. The fix is a re-papered template referencing the periodic regime, served as a notice of variation rather than a new tenancy.
Illustrative scenario based on real UK landlord casework patterns. Names and addresses are fictitious.
Common AST (Assured Shorthold Tenancy) mistakes UK landlords make
- Using an old AST template containing fixed-term, break-clause or Section 21 references after 1 May 2026 — they are unenforceable on the new periodic tenancy.
- Assuming the deposit and Prescribed Information from the AST roll over without re-issue — they do, but the file should still record the conversion date.
- Treating an existing AST as renewable for a fresh fixed term in 2026 — most residential lets cannot be granted as a new fixed-term AST under the RRA.
- Continuing to charge "renewal fees" or admin charges associated with AST renewal — these were never permitted under the Tenant Fees Act and are now meaningless.
What to do this week
- Audit every active tenancy and mark its conversion-to-periodic status on a single tracker.
- Replace your AST template with a periodic-tenancy version that references RRA grounds and Section 13 rent review only.
- Notify each tenant in writing that their AST has converted, attach the updated periodic tenancy summary and keep proof of service.
- Cancel any auto-generated AST renewal reminders in your calendar; replace with annual Section 13 rent-review reminders instead.
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Official sources
- GOV.UK — Guide to the Renters’ Rights Act 2025
- legislation.gov.uk — Renters’ Rights Act 2025
- legislation.gov.uk — Housing Act 1988
LetCompliance editorial reviews this entry every quarter against the sources above. Always confirm specific duties with a qualified solicitor or your local council.
Related terms
Accelerated Possession
A fast-track court procedure used under a Section 21 notice in England and Wales. Abolished for new claims from 1 May 2026 because Section 21 no longer exists. Possession is now pursued under Section 8 using a specified ground.
Arrears (Rent Arrears)
Unpaid rent that is past its due date. Ground 8 of Schedule 2 to the Housing Act 1988 (mandatory) requires at least 3 months of rent arrears under the Renters Rights Act 2025 (previously 2 months). Grounds 10 and 11 remain as discretionary grounds.
Break Clause
A clause in a fixed-term tenancy that allows landlord or tenant to end the agreement early. With fixed-term ASTs abolished from 1 May 2026 for most residential tenancies, break clauses are rarely relevant, a tenant can instead end a periodic tenancy with two months' notice.
Council Tax
The tax charged on residential property by the local authority. Tenants are usually liable while the property is let as their main residence. Landlords become liable during void periods and for most HMOs (where each tenant has their own AST).
EPC (Energy Performance Certificate)
A certificate rating a property's energy efficiency from A (most efficient) to G (least efficient). Rental properties in England must meet at least an E. Properties rated F or G cannot be legally let under MEES. An EPC is valid for 10 years. Maximum fine: £5,000 per property.
Local Housing Allowance (LHA)
The Universal Credit / Housing Benefit element used to calculate the maximum rent the state will support for a tenant on benefits. Set at the 30th percentile of local market rents and frozen for long periods, with cash-terms uplifts at the 2024 Autumn Statement and ongoing periodic reviews. Materially below market rent in most of London and the South East, which is why LHA-only tenancies often need a guarantor or top-up payment from the tenant.