If you're searching for an assured shorthold tenancy agreement, you may be looking for something that no longer exists for new lets in England. Since 1 May 2026, the Renters' Rights Act has replaced assured shorthold tenancies, or ASTs, with a single type of rolling tenancy. Here's what happened, and what landlords need to do now.
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Key takeaways
- New assured shorthold tenancies ended in England on 1 May 2026.
- They were replaced by assured periodic tenancies with no fixed end date.
- Most existing ASTs converted automatically on that date.
- Section 21 has gone; landlords now need a legal ground to end a tenancy.
- Selling or moving back in comes with a letting ban that also covers short lets.
Contents
- What was an assured shorthold tenancy?
- What replaced assured shorthold tenancies?
- What happened to existing ASTs?
- Can landlords still use section 21?
- Can you get the home back to sell or move in?
- What should landlords do now?
- Is short letting an alternative?
- If this all sounds like hard work
- Frequently asked questions
What was an assured shorthold tenancy?
For over thirty years, the assured shorthold tenancy was the standard private tenancy in England. It usually had a fixed term of six or twelve months, and landlords could end it without giving a reason, using a Section 21 notice.
What replaced assured shorthold tenancies?
From 1 May 2026, private tenancies in England are assured periodic tenancies. They roll on from month to month with no fixed end date. The government's guide explains that a tenant will be able to end a tenancy by giving 2 months' notice. Landlords now need a legal reason, called a ground, to end a tenancy. Read our full guide: Assured periodic tenancies explained.
What happened to existing ASTs?
Most ASTs that existed on 1 May 2026 automatically became assured periodic tenancies on that date. Landlords didn't need to sign new agreements, but those with written tenancies had to give tenants the government's information sheet. The NRLA's guide covers tenancies agreed before 1 May 2026 in detail. See our guide to the Renters' Rights Act information sheet.
Can landlords still use section 21?
Because ASTs have ended, so has the Section 21 "no-fault" notice. To get a home back, landlords now use the grounds in the government's guidance on grounds for possession. Read Section 21 is gone: what landlords in England can do now.
Can you get the home back to sell or move in?
If you want your home back to sell it or live in it, there are specific grounds for that, but with limits. Shelter explains that a landlord cannot start possession proceedings on ground 1 or 1A during the first 12 months of the tenancy. Using these grounds also stops you letting the home again, including as a short let, for a restricted period. Read the Renters' Rights Act letting ban explained.
What should landlords do now?
- Stop using old AST templates for new tenancies in England.
- For new tenancies, give tenants written information about the key terms before the tenancy starts.
- Check that the information sheet was served for every tenancy that started before 1 May 2026.
- Diary rent reviews, which are now limited to once a year.
- If you're thinking about selling, read about the letting ban before serving any notice.
Is short letting an alternative?
For some landlords, yes. Guests on short stays have a home elsewhere, so a short let isn't an assured tenancy. The NRLA explains that arrangements where the property is not the occupier's only or main home are not assured tenancies. Short lets come with their own rules, including planning, council tax and safety, and they don't suit every home. If your home is currently let, remember the letting ban before you decide.
If this all sounds like hard work
Switching from tenants to guests is a big change. Pricing every night, answering guests at midnight, chasing cleaners and keeping up with fee changes is a job in itself. That job is what we do, for 12% + VAT of what each booking earns. If your home doesn't earn, neither do we.
Frequently asked questions
Can I still use an AST agreement?
Not for new private tenancies in England since 1 May 2026. Stop using old AST templates.
What happened to my existing AST?
Most existing ASTs became assured periodic tenancies automatically on 1 May 2026.
Do I need a new tenancy agreement?
Not for tenancies that converted, but written tenancies needed the government's information sheet.
Can I still use section 21?
No. Landlords now need a legal ground to end a tenancy.
Is a short let an assured tenancy?
No. Guests on genuine short stays have a home elsewhere, so a short let isn't an assured tenancy.
Related guides
Sources
This is general information, not legal, financial, tax or insurance advice. Market figures are averages as of the date shown above and change every month. Speak to a qualified professional before you act on anything here.