Assured Shorthold Tenancy (AST)

Before 1 May 2026, an assured tenancy created after the relevant commencement date was automatically an assured shorthold tenancy (AST) unless it fell within one of the excluded categories set out in the Housing Act 1988. Section 19A of the Act provided that such a tenancy “is an assured shorthold tenancy unless it falls within any paragraph in Schedule 2A to this Act.” An AST gave the tenant only limited security of tenure, because it could be brought to an end by the landlord using the no-fault Section 21 procedure as well as the fault-based Section 8 procedure.

The Renters' Rights Act 2025 abolished this category of tenancy outright. Section 2 of the Act, headed “Abolition of assured shorthold tenancies”, provides for the Housing Act 1988 to “omit Chapter 2 of Part 1 (assured shorthold tenancies)” — the chapter that had created ASTs — with effect from 1 May 2026. GOV.UK guidance for landlords confirms the practical effect: “You cannot create an assured shorthold tenancy (AST). All assured shorthold tenancies automatically became assured periodic tenancies on 1 May 2026.” The no-fault Section 21 route was wound down alongside the change, and GOV.UK confirms that “After 31 July 2026 you will not usually be able to use a section 21 notice to start an eviction process.” Landlords now recovering possession must instead rely on a Section 8 notice citing one of the statutory grounds.