What is an assured shorthold tenancy?

This guidance applies to England unless stated otherwise. Under the Housing Act 1988, an assured shorthold tenancy (AST) was the default tenancy created when a private landlord let residential property in England, and most private lets were ASTs. From 1 May 2026, the Renters' Rights Act 2025 converted all existing ASTs into periodic assured tenancies. Fixed terms no longer apply: the tenancy runs from one rental period to the next until the tenant or the landlord ends it lawfully. Key features now include: the tenant can end the tenancy by giving two months' notice; the landlord can only end it on one of the grounds for possession in a Section 8 notice, because Section 21 "no-fault" evictions were abolished; rent can be increased only once a year using a formal Section 13 notice, which the tenant can challenge at the First-tier Tribunal; the deposit must be protected in a government-approved scheme; and the property must be fit for human habitation under the Homes (Fitness for Human Habitation) Act 2018. Some lettings are not assured tenancies at all, for example where the landlord lives in the same property, the tenancy was granted before 15 January 1989, or the property is let to a company, and different rules apply. In Wales, assured shorthold tenancies were replaced by occupation contracts from 1 December 2022 under the Renting Homes (Wales) Act 2016. This information is general guidance only and does not constitute legal advice.