Quick answer
You can no longer create a new assured shorthold tenancy (AST) for a private let in England. From 1 May 2026 the Renters' Rights Act 2025 converted existing ASTs into assured periodic tenancies and made new tenancies assured periodic by default. Instead of an AST agreement, landlords should use an assured periodic tenancy agreement with no fixed end date.
- No new ASTs for private lets in England from 1 May 2026.
- Existing ASTs automatically became assured periodic tenancies.
- Existing written agreements do not need replacing, but landlords had to give tenants the Information Sheet by 31 May 2026.
- Section 21 notices can no longer be served.
What was an assured shorthold tenancy?
The AST was the default private tenancy in England from 1997. It usually started with a fixed term, often 6 or 12 months, then became a statutory periodic tenancy if nobody signed a new one. Its defining feature was section 21 of the Housing Act 1988, which let a landlord recover possession without giving a reason, once the fixed term had ended and the notice requirements were met.
The Renters' Rights Act 2025 removed the shorthold category for private tenancies in England. That is why searches for 'AST agreement' or 'assured shorthold tenancy agreement template' now lead to documents that are out of date for new lets.
What happened to existing ASTs on 1 May 2026
Most existing ASTs automatically became assured periodic tenancies on 1 May 2026. In practice:
- Any fixed end date stopped applying, so the tenancy now rolls on.
- Tenants can end the tenancy with up to 2 months' notice.
- Landlords can only end it by serving a section 8 notice using a ground for possession.
- Rent increases follow the section 13 process.
If the landlord and tenant already had a written agreement, they do not need to sign a new one. The landlord had to give the tenant a copy of the government's Renters' Rights Act Information Sheet by 31 May 2026. If the tenancy was only verbal, the landlord had to give written information about the key terms by the same date.
If a section 21 or section 8 notice was served before 1 May 2026, transitional rules may apply. Once the notice is no longer valid or the court process ends, the tenancy becomes an assured periodic tenancy under the new rules.
AST compared with the new assured periodic tenancy
| Assured shorthold (AST) | Assured periodic | |
|---|---|---|
| Status for new lets in England | No longer available | Default from 1 May 2026 |
| Fixed term | Usually 6 or 12 months | None |
| Section 21 | Available | Abolished |
| Tenant notice | Limited during fixed term | Up to 2 months |
| Landlord selling or moving in | Section 21 or ground 1 | Grounds 1 or 1A, 4 months' notice, not in first 12 months |
| Rent increases | Rent review clause allowed | Section 13, normally once a year |
What to use instead of an AST agreement
For a new private let in England, use an assured periodic tenancy agreement that gives the tenant all the required written information before the tenancy is agreed. Remove any wording about:
- a fixed term, minimum term or end date,
- break clauses,
- section 21 notices,
- automatic or formula-based rent increases,
- rent payable more than the permitted amount in advance,
- an absolute ban on pets.
Our tenancy agreement template for England is built for the new system, so none of the old AST wording is included.
Do ASTs still exist anywhere in the UK?
The change described here is for England. Wales replaced ASTs with occupation contracts in December 2022. Scotland stopped creating new ASTs for private lets in December 2017, when the private residential tenancy was introduced. Northern Ireland has its own system. Always check the rules for the nation where the property is.
What landlords with old AST agreements should do now
If you still have tenants on agreements written as ASTs, the tenancy itself has already changed. The paperwork does not need to be thrown away, but you should make sure your day-to-day practice matches the new rules.
- Confirm each tenant received the Renters' Rights Act Information Sheet, and keep proof of when and how you sent it.
- Stop relying on the fixed term. Treat the tenancy as rolling and accept that the tenant can give notice.
- Remove section 21 from your process. If you need possession, use a section 8 notice with a valid ground.
- Plan rent reviews around the section 13 process rather than any rent review clause in the old agreement.
- Check deposit protection, gas safety, EICR and EPC records are current, because these still matter for possession claims and compliance.
- Use a new-style assured periodic tenancy agreement for every new let.
What it means if you are a tenant with an AST
If your agreement says it is an assured shorthold tenancy with a fixed end date, that end date no longer applies. You do not need to sign anything new. You can stay unless you choose to leave or your landlord obtains a court order on a legal ground.
You can end the tenancy by giving 2 months' notice in writing. Your landlord can no longer use section 21, even if the agreement says they can. If your landlord wants to sell or move in, they must give 4 months' notice and cannot end the tenancy within the first 12 months.
Keep your copy of the old agreement and the Information Sheet. Together they record the terms you agreed and how the law changed them.
Common mistakes when replacing AST templates
- Copying an old template and just deleting the end date, while leaving break clauses and section 21 wording in place.
- Taking several months' rent in advance, which is no longer allowed after signing beyond the permitted limit.
- Including a rent review clause with a fixed percentage uplift.
- Banning pets outright rather than considering requests.
- Forgetting to give the required written information before the tenancy is agreed.
- Using an England document for a property in Wales or Scotland.
A guided builder avoids these by only asking for the information the new system needs. See the tenancy agreement template guide for what to include.
AST, APT and other names you might see
| Term | Meaning in 2026 |
|---|---|
| AST | Assured shorthold tenancy. No longer created for private lets in England. |
| APT | Assured periodic tenancy. The standard private tenancy from 1 May 2026. |
| Rolling or periodic tenancy | Everyday names for a tenancy with no end date. |
| Fixed-term tenancy | A tenancy with an end date. Not possible for new assured tenancies. |
| Statutory periodic tenancy | Old term for an AST that continued after its fixed term. |
Common questions
Is the assured shorthold tenancy abolished?
For private tenancies in England, yes, from 1 May 2026. Existing ASTs became assured periodic tenancies and new tenancies are assured periodic.
Do I need to give my tenant a new agreement?
Not if you already have a written agreement. You needed to give the tenant the government Information Sheet by 31 May 2026. A verbal tenancy needed written information about the key terms.
Can I still serve a section 21 notice?
No. From 1 May 2026 section 21 cannot be used for private tenancies in England, even if the agreement mentions it. Landlords must use section 8.
What happens to the fixed term in my AST?
It no longer applies. The tenancy continues on a rolling basis and the tenant can give notice to leave.
Is an AST agreement still legally binding?
The written terms you agreed generally still apply, except where the law has changed them. For example, the fixed end date and any section 21 wording no longer have effect.
What do I call the tenancy now?
An assured periodic tenancy, sometimes shortened to APT.
Official sources
We check these pages against official GOV.UK guidance. This page is general information for England, not legal advice for your situation.
Replace your old AST template
Create an assured periodic tenancy agreement for England without fixed terms or section 21 wording.
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