Assured shorthold tenancy: what it was and what your rights are now

For decades, most private renters in England lived under an assured shorthold tenancy, an AST. On 1 May 2026 the Renters' Rights Act 2025 converted those tenancies to periodic assured tenancies. Knowing what changed, and what rights you hold now, helps with repairs, rent rises, and everything else.

What is an assured shorthold tenancy?

The AST was the standard private tenancy in England. Under the Housing Act 1988, most tenancies between private landlords and people renting their main home counted as ASTs automatically, whatever the paperwork said. Since 1 May 2026, those tenancies run as periodic assured tenancies instead.

Before the change, an AST could be:

• Fixed term: running a set period, typically 6 or 12 months
• Periodic: rolling on, week to week or month to month

Now every private assured tenancy runs periodic. Fixed terms ended with the conversion.

What rights do I hold?

Your rights carried over through the conversion, and some grew stronger:

A maintained home: the landlord must keep the structure and outside in repair. Essential services, heating, hot water, sanitation, must stay working. The home must stay fit for human habitation. These rights hold whether or not the tenancy agreement mentions them.

Proper notice: ending the tenancy needs a legal process. Telling you to leave counts for nothing. A valid notice on a specific legal ground must come, and court where needed.

Deposit protection: a deposit taken must sit in a government-approved scheme within 30 days, with the prescribed information given to you.

Knowing your landlord: the landlord's name and address are yours by right.

Protection from illegal eviction: no landlord can remove you, or lock you out, without a court order.

What happened to fixed terms?

Under the old rules, a fixed term locked both sides in, short of a break clause or mutual agreement.

The Renters' Rights Act ended that. On 1 May 2026, every fixed-term AST converted to a periodic tenancy, rolling period to period.

The landlord must now seek possession on one of the Section 8 grounds; the old Section 21 route is gone. Tenants can end the tenancy by giving two months' notice.

What the Renters' Rights Act 2025 changed

The key changes, all in force since 1 May 2026:

• Fixed-term ASTs abolished: every assured tenancy now runs periodic from day one. Existing fixed terms converted on 1 May 2026.
• Section 21 "no fault" evictions abolished: no notice to leave can come without a reason. One of the specific Section 8 grounds must be used.
• Rent rise rules: rent can rise only once a year, through the Section 13 process. Rises can be challenged at the First-tier Tribunal.

Does my tenancy type affect my right to make a housing disrepair claim?

No. The landlord's duty to maintain the home never depended on tenancy type, and the conversion changed nothing there. Your right to bring a disrepair claim stands.

When should I contact Support for Tenants?

A private tenant with disrepair the landlord has not fixed? Call us. Your tenancy's history changes none of your right to a maintained home.

Call us on 0800 030 4669. No upfront cost. You only pay if you win, and the fee comes out of the compensation, not your pocket. If you don't win, you pay nothing.

Sources

• Housing Act 1988 (legislation.gov.uk)
• Landlord and Tenant Act 1985, Section 11 (legislation.gov.uk)
• Housing Act 2004 (legislation.gov.uk)