Assured shorthold tenancies abolished 1 May 2026. All new tenancies in England are now periodic. Section 21 no-fault eviction has also been abolished. Read our full Renters' Rights Act guide →
Assured Shorthold Tenancy — Abolished
Assured shorthold tenancies (ASTs) were abolished for new tenancies in England on 1 May 2026 under the Renters' Rights Act. They have been replaced by periodic tenancies. This page explains what ASTs were, why they were abolished, and how periodic tenancies compare.
Background
What Was an Assured Shorthold Tenancy?
An assured shorthold tenancy (AST) was the default form of residential tenancy in England and Wales from 1997 onwards. Introduced by the Housing Act 1988 and made the default by the Housing Act 1996, ASTs became the standard agreement used by the vast majority of private landlords.
The defining feature of an AST was the landlord's right to recover possession at the end of a fixed term without giving a reason — using a Section 21 notice. This "no-fault eviction" right gave landlords significant flexibility and was widely used to manage tenancies.
ASTs could be for a fixed term (commonly 6 or 12 months) or periodic (rolling month to month). A fixed-term AST would automatically become a statutory periodic tenancy when the fixed term expired, unless a new fixed-term agreement was signed.
For over 25 years, the AST was the cornerstone of the private rented sector in England. Its abolition on 1 May 2026 represents the most significant change to residential landlord and tenant law in a generation.
Key Features of an AST
- Default tenancy type for private rented sector from 1997
- Could be fixed-term (e.g. 6 or 12 months) or periodic
- Landlord could recover possession using Section 21 at end of fixed term
- Tenant had limited security of tenure during fixed term
- Rent could be increased at end of fixed term or by agreement
- Required deposit protection in government-approved scheme
- Landlord had to provide EPC, gas safety certificate and How to Rent guide
The Section 21 Right
The Section 21 notice — the "no-fault eviction" — was the landlord's most powerful tool under the AST regime. It allowed landlords to recover possession at the end of a fixed term without giving any reason, provided the correct procedure was followed.
Section 21 was abolished on 1 May 2026. Landlords can no longer use it for any tenancy — existing or new.
The Renters' Rights Act 2025
Why Were ASTs Abolished?
Tenant Security
The government concluded that the ability to end a tenancy without reason — Section 21 — created insecurity for tenants and contributed to homelessness. Tenants could be evicted simply because they complained about disrepair or exercised their legal rights.
Rebalancing the Market
The Renters' Rights Act 2025 was designed to rebalance the relationship between landlords and tenants. The abolition of ASTs and Section 21 was the centrepiece of that reform — giving tenants greater security while preserving landlords' ability to recover possession on legitimate grounds.
Modernising the Law
The AST regime had been in place since 1988 and had accumulated layers of complexity — prescribed documents, deregulation act requirements, deposit protection rules. The new periodic tenancy regime simplifies the framework while strengthening tenant protections.
What the Renters' Rights Act 2025 Changed
ASTs abolished
For new tenancies from 1 May 2026
Section 21 abolished
No-fault eviction ended for all tenancies
Fixed terms abolished
All new tenancies are periodic
Section 8 reformed
New and amended grounds for possession
History
Timeline: From AST to Periodic Tenancy
1988
Housing Act 1988 creates assured tenancies and assured shorthold tenancies
1997
Housing Act 1996 makes ASTs the default tenancy type — landlords no longer need to serve a notice before the tenancy begins
2004
Housing Act 2004 introduces mandatory deposit protection in government-approved schemes
2015
Deregulation Act 2015 reforms Section 21 — landlords must serve prescribed documents before serving a valid Section 21 notice
2019
Tenant Fees Act 2019 restricts what landlords can charge tenants
2023
Renters (Reform) Bill introduced in Parliament — proposes abolition of Section 21 and fixed-term tenancies
2024
Renters (Reform) Bill falls with the general election — new Labour government introduces the Renters' Rights Bill
2025
Renters' Rights Act 2025 receives Royal Assent
1 May 2026
Assured shorthold tenancies abolished for new tenancies in England. Section 21 abolished. All new tenancies are periodic.
Comparison
AST vs Periodic Tenancy — Key Differences
| Aspect | Assured Shorthold Tenancy (abolished) | Periodic Tenancy (new regime) |
|---|---|---|
| Duration | Fixed term (typically 6 or 12 months), then periodic | Periodic (month to month) from the outset — no fixed end date |
| Landlord ending tenancy | Section 21 (no-fault) at end of fixed term, or Section 8 (fault-based) | Section 8 grounds only — no-fault eviction abolished |
| Tenant ending tenancy | Notice to quit aligned to rental period (usually 1 month) | 2 months' written notice (not in first 4 months of tenancy) |
| Rent increases | At end of fixed term, or by agreement, or Section 13 notice | Section 13 notice only — maximum once per year |
| Tenant security | Lower — landlord could end tenancy at end of fixed term without reason | Higher — landlord must prove a specific ground for possession |
| Written agreement | Recommended but not legally required | Landlord must provide written statement of terms before tenancy begins |
| Deposit protection | Required within 30 days of receipt | Required within 30 days of receipt — same rules apply |
| Pre-tenancy documents | EPC, gas safety certificate, How to Rent guide, prescribed information | Same documents plus written tenancy terms statement |
* Applies to new tenancies in England entered into on or after 1 May 2026. Existing ASTs continue until expiry.
Practical Impact
What Does This Mean for Landlords?
No More Section 21
Landlords can no longer recover possession without a reason. Every possession claim must rely on a specific Section 8 ground — such as rent arrears, breach of tenancy, or the landlord requiring the property as their home. This requires careful preparation and legal advice.
New Tenancy Agreement Required
All new tenancies must be documented as periodic tenancies. Landlords using old AST templates risk using agreements that do not comply with the new regime. We draft compliant periodic tenancy agreements tailored to your property and circumstances.
Rent Increases — New Process
Under the new regime, rent can only be increased once per year using a Section 13 notice. Informal rent increases or increases built into a fixed-term agreement are no longer effective. We advise on the correct procedure.
Existing ASTs — Transition
Existing fixed-term ASTs continue until they expire. When they do, they transition to the new periodic tenancy regime. Landlords should take advice before the transition to understand how their rights and obligations change.
Compliance Obligations
The compliance obligations for periodic tenancies are broadly similar to ASTs — EPC, gas safety certificate, deposit protection, How to Rent guide — but landlords must also provide a written statement of tenancy terms before the tenancy begins. Missing any of these can affect your ability to rely on Section 8 grounds.
How We Can Help
Landlord Solicitors — Chester & Nationwide
We advise landlords on all aspects of the transition from ASTs to periodic tenancies — from drafting compliant tenancy agreements to advising on possession under the new Section 8 regime. We act for landlords across England and Wales.
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Common Questions About ASTs & Periodic Tenancies
What was an assured shorthold tenancy (AST)?
An assured shorthold tenancy (AST) was the default form of residential tenancy in England and Wales from 1997 onwards. It gave landlords the right to recover possession at the end of a fixed term without giving a reason — using a Section 21 notice. ASTs could be for a fixed term (commonly 6 or 12 months) or periodic (rolling month to month). They were abolished for new tenancies in England on 1 May 2026 under the Renters' Rights Act.
When were assured shorthold tenancies abolished?
Assured shorthold tenancies were abolished for new tenancies in England on 1 May 2026 under the Renters' Rights Act. From that date, all new residential tenancies in England are periodic tenancies. Existing ASTs that were in place before 1 May 2026 continue to be valid until they expire, at which point they transition to the new periodic tenancy regime.
What replaced assured shorthold tenancies?
Assured shorthold tenancies have been replaced by periodic tenancies (also called rolling tenancies). All new residential tenancies in England entered into on or after 1 May 2026 are periodic — they run from month to month with no fixed end date. The key difference is that landlords can no longer end a tenancy simply by giving notice at the end of a fixed term. They must rely on specific grounds under Section 8 of the Housing Act 1988.
Do existing ASTs still apply after 1 May 2026?
Yes. Existing assured shorthold tenancies that were in place before 1 May 2026 continue to be valid. A fixed-term AST continues until the end of the fixed term. When it expires, it transitions to a periodic tenancy under the new regime. Landlords with existing ASTs should take advice on how the transition affects their rights and obligations.
Can a landlord still use a Section 21 notice?
No. Section 21 no-fault eviction was abolished on 1 May 2026 alongside the abolition of assured shorthold tenancies. Landlords can no longer recover possession without giving a reason. All possession claims must now rely on specific grounds under Section 8 of the Housing Act 1988 — such as rent arrears, breach of tenancy, or the landlord requiring the property as their home.
How does a periodic tenancy differ from an AST?
The key differences are: (1) Duration — ASTs had a fixed term (e.g. 6 or 12 months); periodic tenancies run indefinitely month to month. (2) Possession — under an AST, landlords could use Section 21 to recover possession at the end of the fixed term without a reason; under a periodic tenancy, landlords must rely on Section 8 grounds. (3) Rent increases — under an AST, rent could be increased at the end of a fixed term; under a periodic tenancy, rent can only be increased once per year using a Section 13 notice. (4) Tenant security — periodic tenancies give tenants greater security of tenure.
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Speak to a Landlord Solicitor
Whether you have an existing AST transitioning to the new regime, or you need a compliant periodic tenancy agreement for a new letting, our landlord solicitors can help. Contact us for a no-obligation initial discussion.