For more than three decades the Assured Shorthold Tenancy (AST) was the standard tenancy agreement in England. That era has ended. The Renters’ Rights Act 2025 abolished assured shorthold tenancies for the private rented sector, and from 1 May 2026 almost all existing assured and assured shorthold tenancies automatically converted into open-ended assured periodic tenancies. This guide explains what an AST was, exactly what has changed, and what you must do now as a landlord. It is written for England, where the Act applies.
This guide is part of our complete Renters’ Rights Act guide for UK landlords.
Key takeaways
- ASTs and fixed terms are gone. New and existing tenancies are now open-ended assured periodic tenancies that roll from one rent period to the next.
- Section 21 “no-fault” eviction is abolished. To recover possession you must use a Section 8 ground and prove it.
- Tenants have more flexibility. A tenant can leave at any time on two months’ notice, rent can rise only once a year via a Section 13 notice, and rent in advance is capped at one month.
- Existing tenancies converted automatically on 1 May 2026 — you did not need to re-issue agreements, but the new rules now apply to them.
What was an Assured Shorthold Tenancy?
Introduced by the Housing Act 1988 and made the default by the Housing Act 1996, the AST was the most common form of residential tenancy in England. It typically ran for an initial fixed term — often six or twelve months — and then continued as a periodic tenancy. Its defining features were the fixed term and the landlord’s ability to recover possession using a Section 21 “no-fault” notice. Both of those features have now been removed.
What changed on 1 May 2026
The Renters’ Rights Act 2025 received Royal Assent on 27 October 2025, and the main tenancy reforms commenced on 1 May 2026 under the government’s implementation roadmap. From that date, three changes affected every assured tenancy:
- No more ASTs or fixed terms. Every assured tenancy is now a single, open-ended assured periodic tenancy. Fixed terms are no longer valid for these lets.
- Section 21 is abolished. You can no longer end a tenancy with a “no-fault” notice; you must rely on a Section 8 ground.
- Tenants gain protections. A tenant can end the tenancy at any time with two months’ notice. Rent can be increased only once a year using the statutory Section 13 process, rental bidding is banned, and no more than one month’s rent in advance can be required once the agreement is signed.
The new assured periodic tenancy explained
An assured periodic tenancy is open-ended and rolls month to month (or to match the rent period). There is no fixed end date. The tenant can stay in the property for as long as they wish, until either they end the tenancy or you obtain possession on a valid Section 8 ground. In practice this means you should underwrite every let for indefinite occupation rather than planning around a fixed term.
How a tenancy ends now
Possession now works very differently. The table below summarises the most common routes and their notice periods.
| Who / why | Route | Notice |
| Tenant wants to leave | Two months’ notice, any time, ending with a rent period | 2 months |
| Landlord moving in (or close family) | Ground 1 — cannot be used in the first 12 months | 4 months |
| Landlord selling | Ground 1A — cannot be used in the first 12 months; no re-letting for 12 months after | 4 months |
| Serious rent arrears | Ground 8 — at least 3 months’ arrears at notice and at hearing | 4 weeks |
| Student HMO re-let cycle | Ground 4A — possession date between 1 June and 30 September | 4 months |
Note the new safeguards: there is a 12-month protected period at the start of every tenancy during which you cannot evict to move in or sell, and after using the moving-in or selling grounds you cannot re-market or re-let the property for 12 months. For how this plays out in shared houses, see our guide to student vs professional HMOs under the Renters’ Rights Act.
Rent increases under the new system
All rent increases now follow a single route. You can raise the rent to market level once a year by serving a Section 13 notice giving at least two months’ notice. Rent review clauses are no longer permitted. If the tenant believes the proposed rent is above market rate they can challenge it at the First-tier Tribunal before the increase takes effect; the Tribunal cannot set the rent higher than you proposed, and increases are no longer backdated. Our guide to increasing rent walks through the process in detail.
What landlords must do now
- Use a written agreement. All tenancies must have a written tenancy agreement containing prescribed information. You do not need to re-issue existing agreements.
- Give existing tenants the information sheet. Provide the government-produced information sheet explaining how the reforms affect the tenancy.
- Use the correct Section 8 ground and notice period if you need possession, and keep evidence to prove it.
- Keep up your other obligations. HMO licensing, gas, electrical and deposit-protection duties are unchanged — the Act is about tenancy structure and possession, not safety.
Did existing tenancies change automatically?
Yes. On 1 May 2026 almost all existing ASTs converted automatically into assured periodic tenancies, so there was no grace period to “see out” an old fixed term. The one exception: if you had served a valid Section 21 or Section 8 notice before 1 May 2026 and possession proceedings had not concluded, the tenancy remained an AST until those proceedings ended.
Frequently asked questions
Can I still grant a new AST or a fixed term?
No. Since 1 May 2026 you cannot create a new assured shorthold tenancy or a fixed term for an assured tenancy. Every new let is an open-ended assured periodic tenancy.
Is Section 21 completely gone?
Yes, for the private rented sector. You can no longer serve a Section 21 “no-fault” notice. Possession must be obtained on a Section 8 ground, supported by evidence.
How much notice does a tenant give to leave?
A tenant can end the tenancy at any time by giving two months’ notice, with the end date aligning to the end of a rent period.
Can I still increase the rent?
Yes — once a year, to market rate, by serving a Section 13 notice with at least two months’ notice. The tenant can challenge an above-market increase at the First-tier Tribunal.
Do I need to issue a new tenancy agreement?
Existing written agreements remain valid and do not need to be re-issued; you simply give the tenant the government information sheet. New tenancies must have a written agreement containing the prescribed information.
Written by the Landlords Portal editorial team. This article is general information for UK landlords, not legal advice. The Renters’ Rights Act is being implemented in stages and secondary regulations continue to be published — check the current position or take professional advice before serving any notice. Sources: Guide to the Renters’ Rights Act (GOV.UK), implementation roadmap (GOV.UK) and the Renters’ Rights Act 2025.
