Why it matters
What AST (Assured Shorthold Tenancy) means for a landlord
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
How it plays out
Omar let a flat in Birmingham on a 12-month AST from 1 February 2026. On 1 May 2026 it became an assured periodic tenancy: the fixed term fell away with no paperwork and the rent stayed the same. Because the tenancy was in writing, Omar had to give the tenant the government’s Renters’ Rights Act Information Sheet by 31 May 2026. In July the tenant gives two months’ notice and leaves in September. Omar cannot hold them to the rest of the original year, and if he had wanted to raise the rent he would have needed a Section 13 notice.
Common mistakes
Where landlords go wrong
- 01Relying on fixed-term, break-clause or Section 21 wording in an old AST: those terms have no effect on the periodic tenancy.
- 02Missing the one-off duty to give tenants with an existing written tenancy the Renters’ Rights Act Information Sheet by 31 May 2026.
- 03Trying to agree a fresh fixed term: a term fixing the length of an assured tenancy now has no effect.
- 04Expecting an old rent review clause to work, when increases now go through Section 13.
What to do
A short checklist
- List every tenancy that started before 1 May 2026 and record that it is now an assured periodic tenancy.
- Check you can show when each tenant with a written tenancy was given the Information Sheet.
- Replace AST templates with an assured periodic tenancy agreement and a written statement of terms.
- Swap renewal reminders for a rent review date if you plan to use Section 13.
Sources
- GOV.UK: Guide to the Renters’ Rights Act
- legislation.gov.uk: Renters’ Rights Act 2025
- legislation.gov.uk: Housing Act 1988
Checked against these sources on 16 September 2026. A guide to the rules in England, not legal advice: for a dispute or a possession claim, speak to a solicitor.
