Assured shorthold tenancy: what replaced it in England

By Sam Kane · Last checked 9 October 2026 · Covers England only

Assured shorthold tenancies no longer exist for private renters in England. On 1 May 2026, every assured shorthold tenancy (AST) automatically became an assured periodic tenancy. That is a rolling tenancy with no end date. Your tenancy did not end, and you did not need to sign anything new.

This guide explains what an AST was, what an assured periodic tenancy is, and what the change means for you.

The short version

What was an assured shorthold tenancy?

An assured shorthold tenancy was the most common type of private tenancy in England. It came from the Housing Act 1988. Most people who rented from a private landlord or letting agent before May 2026 had one.

An AST usually:

That last point is what made it “shorthold”. It gave tenants less security than other assured tenancies. Our section 21 guide explains what happened to no-fault evictions.

What is an assured periodic tenancy?

An assured periodic tenancy is the tenancy that replaced the AST. “Periodic” means it runs from one rent period to the next, with no end date. A rent period is the time each rent payment covers, such as a month or a week. It cannot be longer than a month.

The tenancy carries on until one of these things happens:

  1. You and your landlord agree to end it.
  2. You give notice to end it.
  3. Your landlord gets the home back through the legal process.

What is the difference between an AST and an assured periodic tenancy?

Assured shorthold tenancy (before 1 May 2026) Assured periodic tenancy (from 1 May 2026)
End date Often a fixed term of 6 or 12 months No end date
You leave At the end of the fixed term, or with notice after it With 2 months’ written notice, at any time
Landlord ends it without a reason Yes, with section 21 No
Landlord ends it with a reason Section 8 Section 8, usually with 4 months’ notice for selling or moving in
Rent rises Rent review clause or section 13 Section 13 on Form 4A only, once a year at most

Do I have an assured periodic tenancy?

You probably do if all of these are true:

You do not have one if, for example:

If you rent your social home from a housing association, the 1 May 2026 changes do not apply to you yet. The government says they apply to these tenancies from October 2027. Until then, your landlord follows the old rules, including section 21. If a housing association rents you a home at a market rent, not a social home, the changes have applied since 1 May 2026. Council secure and flexible tenancies and Shared Ownership leases are outside these changes.

What changed for my tenancy on 1 May 2026?

Your tenancy carried on, but some of its terms changed by law:

Your rent, your deposit and your other responsibilities stayed the same.

Did I need a new tenancy agreement?

No. If you had a written agreement, your landlord had to give you the government’s Renters’ Rights Act Information Sheet by 31 May 2026. That sheet explains the changes. If you only had a spoken agreement, your landlord must give you the key terms in writing. New tenancies must be in writing. Our tenancy agreement guide explains what an agreement should include.

How do I end an assured periodic tenancy?

  1. Give your landlord at least 2 months’ notice.
  2. Put it in writing, for example by letter or email.
  3. Make the notice end on a day your rent is due, or the day before.

You pay rent until the notice ends. You can agree a shorter notice with your landlord in writing.

What to do now

  1. Find your tenancy agreement and note anything about a fixed term, section 21 or rent reviews. Those parts no longer apply.
  2. Check you got the information sheet.
  3. Keep proof of your rent payments, such as bank statements. If you pay rent from your own account each month, that record can also work for you. Rent reporting can add those payments to your Experian, Equifax and TransUnion credit files.
  4. Read the full picture in our guide to the Renters’ Rights Act.

Common questions

Do assured shorthold tenancies still exist?

Not for private renters in England. They all became assured periodic tenancies on 1 May 2026.

Is an assured periodic tenancy the same as a rolling contract?

Yes, in everyday words. It rolls on from one rent period to the next until it is ended properly.

Can my landlord still give me a fixed-term tenancy?

No. New private tenancies have no end date. You can leave with 2 months’ notice, and your landlord needs a legal reason to end it.

What should I do with my old assured shorthold tenancy agreement?

Keep it. Most of it still applies, such as the rent, the deposit and the rules on the home. The fixed term, any section 21 clause and any rent review clause no longer apply. Our tenancy agreement guide explains what to check.

What happened to my fixed term?

It no longer applies. If your agreement said your tenancy ends on a set date, your tenancy now carries on past that date.

Can I leave before 2 months?

Only if your landlord agrees in writing, or you agree a surrender (an agreement to end the tenancy early). If you share the tenancy, the other tenants must agree too.

Does this apply in Wales or Scotland?

No. Wales and Scotland have their own renting laws. This guide covers England only.

Sources

This guide is general information, not legal advice. If you are unsure about your tenancy, get advice about your own situation.

You already do the hard part.

You pay your rent every month. From now on, your credit file can show it.

a month