Updated July 2026 for the Renters’ Rights Act. If you are searching for an “assured shorthold tenancy” (AST), the most important thing to know is that ASTs no longer exist for new or continuing tenancies in England. Since 1 May 2026 the Renters’ Rights Act 2025 has abolished assured shorthold tenancies and fixed terms — every assured tenancy is now a single, open-ended periodic tenancy. This guide explains what changed, what it means for your existing agreements, and what replaces the AST.
Key takeaways
- ASTs are abolished. You can no longer create a new assured shorthold tenancy or a fixed term.
- All assured tenancies are now periodic and open-ended, rolling from period to period.
- Your existing ASTs automatically converted to the new system on 1 May 2026 — you don’t reissue them.
- Section 21 “no-fault” eviction is gone; possession is only via Section 8 grounds.
- Tenants can leave by giving two months’ notice at any time.
What was an assured shorthold tenancy?
Until May 2026, the AST was the standard tenancy for private lets in England, introduced by the Housing Act 1988. It typically ran for a fixed term (often 6 or 12 months) and let a landlord regain possession using a Section 21 “no-fault” notice once the fixed term ended. That framework has now been replaced.
What replaced the AST?
Every assured tenancy is now a periodic assured tenancy with no fixed term and no end date. Rent periods can be no longer than a month. Key features of the new system:
- No fixed terms. You cannot lock a tenant in for 6 or 12 months; the tenancy simply continues until ended lawfully.
- No Section 21. To regain possession you must rely on a Section 8 ground (for example, selling under Ground 1A, moving in, or rent arrears).
- Rent increases once a year via a Section 13 notice, with two months’ notice and a right for the tenant to challenge at the First-tier Tribunal.
- Tenant flexibility. Tenants can end the tenancy any time on two months’ notice.
What landlords should do now
- Use an updated tenancy agreement that reflects periodic tenancies — remove fixed-term and Section 21 wording.
- Remember rent-in-advance is capped at one month, and the deposit cap still applies (five weeks, or six where annual rent is £50,000+).
- Get familiar with the Section 8 grounds you’ll rely on for possession.
- Provide the required information and comply with deposit protection and gas/electrical safety as before.
Frequently asked questions
Do ASTs still exist in 2026?
No. Since 1 May 2026 you cannot create a new AST, and existing ones automatically became periodic assured tenancies under the Renters’ Rights Act.
Do I need to reissue my tenants’ agreements?
No — the conversion was automatic. But it’s sensible to use an updated agreement for clarity and for any new lettings.
Can I still offer a 12-month fixed term?
No. Fixed terms are abolished; all assured tenancies are open-ended and periodic.
How do I get my property back without Section 21?
You must use a Section 8 ground — for example selling (Ground 1A, four months’ notice after a 12-month protected period), moving in, or rent arrears of at least three months.
Written by the Landlords Portal team — experienced UK landlords covering the private rented sector. This article is general information, not legal advice.
