Assured shorthold tenancy: what it is and what it means for your rights

Most private renters in England live under an assured shorthold tenancy. Understanding what this type of tenancy means, and what rights it gives you, can help you deal with repairs, rent increases, and other issues that arise during your tenancy.

What is an assured shorthold tenancy?

An assured shorthold tenancy (AST) is the most common form of tenancy agreement used for private rented homes in England. Under the Housing Act 1988, most tenancies entered into by private landlords with individuals renting as their main home are automatically assured shorthold tenancies, even if the written agreement does not specifically say so.

An AST can be:

• Fixed term: a tenancy that runs for a set period, typically 6 or 12 months
• Periodic: a tenancy that continues on a rolling basis, usually week to week or month to month, either from the start or once a fixed term has ended without renewal

What rights does an assured shorthold tenancy give me?

As an AST tenant, you have a range of legal rights:

Right to a maintained home: Your landlord must keep the structure and exterior of the property in repair, maintain essential services (heating, hot water, sanitation), and ensure the property is fit for human habitation. These rights apply regardless of whether they appear in your tenancy agreement.

Right to proper notice: Your landlord must follow a legal process to end the tenancy. They cannot simply tell you to leave, they must serve a valid notice and, if necessary, apply to court.

Right to deposit protection: If your landlord takes a deposit, they must protect it in a government-approved scheme within 30 days and give you prescribed information about it.

Right to know who your landlord is: You are entitled to know the name and address of your landlord.

Protection from illegal eviction: A landlord cannot physically remove you or lock you out of the property without a court order.

What is the difference between a fixed term and a periodic AST?

During a fixed term, neither you nor your landlord can normally end the tenancy early unless there is a break clause allowing it, or you both agree.

When the fixed term expires, the tenancy usually becomes a periodic tenancy automatically, it continues on a rolling month-to-month basis, unless a new fixed term is agreed or the landlord or tenant ends it.

In a periodic tenancy, the landlord must give at least two months' notice (under Section 21, now abolished by the Renters' Rights Act 2025) or seek possession on one of the Section 8 grounds. Tenants must give the landlord at least one month's notice in most periodic monthly tenancies.

How has the Renters' Rights Act 2025 changed assured shorthold tenancies?

The Renters' Rights Act 2025 made significant changes to the AST framework. The key changes include:

• Abolition of fixed-term ASTs: New assured tenancies are all periodic from the outset. The mandatory six or twelve month fixed term that was previously common is no longer the default, landlords and tenants can agree a period up to 12 months, but after this the tenancy becomes a rolling periodic tenancy.
• Abolition of Section 21 "no fault" evictions: Landlords can no longer give notice to leave without a reason. They must use one of the specific grounds in Section 8.
• Rent increase rules: Landlords can only raise the rent once a year using the Section 13 process, and tenants can challenge increases at the First-tier Tribunal.

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

No. Whether you are in a fixed term or periodic AST, your landlord's duty to maintain the property is the same. Your right to bring a housing disrepair claim does not depend on what type of AST you have.

When should I contact Support for Tenants?

If you are an assured shorthold tenant with disrepair in your home that your landlord has not fixed, call us. Your type of tenancy does not affect 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)