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
Full guide
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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.
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.
Mandatory Ground
A ground for possession under Schedule 2 of the Housing Act 1988 that the court must grant if proved. Examples include Ground 1 (landlord moving in), Ground 1A (sale) and Ground 8 (serious arrears). Contrast discretionary grounds, where the court decides if possession is reasonable.