Assured tenancy vs Assured Shorthold Tenancy, what is the difference?

Direct answer

Most private tenants have an Assured Shorthold Tenancy (AST), which gives a landlord the right to evict using a "no-fault" Section 21 notice (being phased out by the Renters' Rights Act 2025). A smaller group of tenants, especially of housing associations, have an Assured Tenancy, which gives much stronger protection from eviction. The two sound almost identical but the eviction rights differ a lot. Check your tenancy paperwork to be sure which one you have.

How to tell which you have

The tenancy agreement should say. Look for:

• "Assured Shorthold Tenancy" or "AST" in the title or first clause.
• "Assured Tenancy" with no "Shorthold" reference.

If unclear, the default for a new private tenancy granted from 28 February 1997 onwards is an AST, unless the agreement clearly says otherwise. Housing association tenancies granted since 1989 are usually assured tenancies.

Some older tenancies (pre-1989) are regulated tenancies, with even stronger protections. Those are rare now.

What an Assured Shorthold Tenancy gives you

ASTs are the most common form of private tenancy. While in the tenancy you have:

• A legal right to occupy the home.
• All the repairs duties under Section 11 of the Landlord and Tenant Act 1985.
• Protection from harassment and illegal eviction.
• Deposit protection in an approved scheme.
• The right to challenge unfair rent increases in some cases.

But the landlord can evict you using a Section 21 "no-fault" notice with usually 2 months' notice, after the fixed term ends, as long as they have followed the rules. The Renters' Rights Act 2025 is phasing this out.

See what is a Section 21 notice.

What an Assured Tenancy gives you

Assured tenancies do not allow Section 21 eviction. The landlord can only evict using Section 8 grounds, and most of them are discretionary, meaning a judge decides if eviction is reasonable even if the ground is proved.

This is much stronger protection. You can stay for life as long as you keep to the tenancy conditions, with limited exceptions.

Housing associations have used assured tenancies for most of their tenants since 1989, often with an initial starter tenancy (a kind of assured shorthold for the first year) before it converts to a full assured tenancy.

After the Renters' Rights Act 2025

The Renters' Rights Act 2025 is gradually:

• Phasing out Section 21 "no-fault" eviction notices.
• Converting most ASTs into periodic tenancies with stronger protection.
• Tightening the Section 8 grounds.

The end-state is closer to an assured tenancy with no Section 21. Watch the news on commencement dates.

Why the difference matters

It matters for:

• Eviction route. AST = Section 21 or Section 8. AT = Section 8 only.
• Length of stay. AT gives effective lifetime security.
• Defending eviction. Discretionary Section 8 grounds let you argue context. Section 21 does not.
• Succession. Different rules on who can take over the tenancy on your death.
• Rent increases. Different challenge routes.

Some other tenancy types you may have

• Secure tenancy. Council tenants with a tenancy granted before April 2012 (or any council that chose not to use flexible tenancies). Lifetime security.
• Flexible (secure) tenancy. Council tenants since April 2012 in councils that chose this route. Fixed term of 5 or 10 years. See flexible council tenancies.
• Starter tenancy. Housing association tenants in the first year, similar to an AST.
• Demoted tenancy. A reduced-security tenancy imposed by court order for anti-social behaviour. See demoted council tenancies.
• Regulated tenancy. Pre-1989 private tenancies, rare but very protected.
• Excluded occupier (often lodgers). Very limited rights.

Where to get focused help

For an eviction or tenancy dispute, the right places to call:

• Shelter 0808 800 4444
• Citizens Advice 0808 223 1133
• A Law Centre in your area.

How we can help

The tenancy type does not change your right to a home in repair. Whether AT, AST, or secure tenancy, Section 11, the Fitness for Human Habitation Act 2018, and (for social tenants) Awaab's Law all apply. Call us free on 0800 030 4669.

Free call: 0800 030 4669 | Start your claim

Sources

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