What is an AST?
An Assured Shorthold Tenancy (AST) is the default tenancy type in England for private renters. If you rent from a private landlord and your tenancy started after 28 February 1997, you almost certainly have an AST — even if your agreement does not explicitly say so. It is the most common form of tenancy in the country, covering the vast majority of the 4.7 million private rental households in England.
Key features
Fixed term then periodic. Most ASTs start with a fixed term (typically 6 or 12 months). After the fixed term expires, the tenancy automatically becomes "periodic" — meaning it rolls on month to month with no end date until either party gives notice.
Deposit must be protected. Your landlord must register your deposit with a government scheme (DPS, MyDeposits, or TDS) within 30 days and give you prescribed information about the scheme.
Section 21 (currently). Until 1 May 2026, your landlord can end an AST after the fixed term by serving a Section 21 "no-fault" notice giving 2 months' warning. This is being abolished.
Your right to leave. During the fixed term, you can only leave early if there is a break clause. After the fixed term, you typically give 1 month's notice (increasing to 2 months from May 2026).
What changes from May 2026
The Renters' Rights Act 2025 fundamentally changes how ASTs work:
• All ASTs become "assured periodic tenancies" — no more fixed terms. Your tenancy rolls month to month with no end date. This happens automatically on 1 May 2026.
• Section 21 is abolished — your landlord can no longer evict you without a valid reason.
• You can leave at any time by giving 2 months' notice. No need to wait for a fixed term to expire.
• Your landlord must give you a government Information Sheet by 31 May 2026 explaining the changes. Failure to do so is an offence (up to £7,000 fine).
You do not need to do anything — the conversion happens automatically. Your landlord does not need to issue a new agreement. Your rent, deposit protection, and all other terms continue as before.
What this means in practice
If you are currently on a 12-month fixed-term AST that runs until September 2026, the fixed term effectively ceases to exist on 1 May 2026. Your tenancy becomes periodic from that date. You can give 2 months' notice to leave at any point — you do not need to wait until September. Equally, your landlord cannot evict you using Section 21 and must have a valid ground for possession under Section 8.
This is the single biggest change to private renting in England since the Housing Act 1988 created ASTs nearly 40 years ago.