Statute: Housing Act 1988
Applies to: england,wales
Notice periods: [object Object]
The Assured Shorthold Tenancy (AST) is the default tenancy for most private renters in England and Wales. Introduced by the Housing Act 1988 and made the default by the Housing Act 1996, the AST has been the backbone of the private rented sector for more than three decades. Every new assured tenancy granted by a private landlord is an AST unless the landlord has formally opted otherwise in writing.
What an AST gives a tenant
An AST gives the tenant exclusive possession of the property for an agreed period, typically a fixed term of six or twelve months followed by a statutory periodic tenancy if neither side gives notice. The tenant has a legally protected deposit (Housing Act 2004 sections 213 to 215), the right to quiet enjoyment, and the right to receive prescribed information about deposit protection within 30 days of paying the deposit. The landlord is bound by Landlord and Tenant Act 1985 section 11 repair obligations regardless of anything the tenancy agreement says.
Notice and eviction
Under the pre-2025 rules, a landlord could end an AST by serving a Section 21 no-fault notice giving at least two months' notice, or a Section 8 notice citing a ground for possession. The Renters' Rights Act 2025 abolishes Section 21 and replaces it with an expanded set of grounds under Section 8. Tenants serving notice to leave still give one month in writing on a periodic AST, or follow the break clause on a fixed term.
What changes under the Renters' Rights Act 2025
From commencement, no new Section 21 notices can be served. All new tenancies in England are periodic from day one (the fixed-term AST is abolished for new grants). Existing ASTs transition according to the statutory transitional rules. Rent increases are capped to once per year with a Section 13 challenge route to the First-tier Tribunal.
When an AST is not the right label
The tenancy is NOT an AST if the rent exceeds £100,000 a year, the rent is below £250 (£1,000 in Greater London), the landlord is a local authority, or the tenant is a resident landlord sharing the property. A Company Let is also outside the AST regime because a company cannot hold an assured tenancy.
Tenants and landlords in doubt about which regime applies should check with a regulated solicitor or Citizens Advice.