Law change \u2014 1 May 2026: Assured Shorthold Tenancies (ASTs) and Section 21 are abolished. All new tenancies must use the assured periodic tenancy model. Learn what changed
What Replaced the Assured Shorthold Tenancy?
The Renters' Rights Act 2025, which came into force on 1 May 2026, abolished assured shorthold tenancies (ASTs) and fixed-term residential tenancies for new lets in England. In their place, all private residential tenancies are now assured periodic tenancies.
No fixed end date
Tenancy rolls month-to-month indefinitely
Tenant gives 2 months' notice
To end the tenancy at any time
Section 8 only for landlords
Must prove a ground to seek possession
Existing ASTs that started before 1 May 2026 remain valid until their fixed term ends. At that point, the tenancy transitions to the new periodic framework.
What Our Updated Template Includes
Section 8 Prior Notice Clauses Included
Under the new Act, several Section 8 grounds (including selling the property and landlord moving in) can only be used if the landlord gave written notice at the start of the tenancy. Our template includes these optional prior notice clauses so you are protected from day one.
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Frequently Asked Questions
What happened to the Assured Shorthold Tenancy (AST)?
ASTs were abolished on 1 May 2026 under the Renters’ Rights Act 2025. New residential tenancies in England can no longer be fixed-term. All tenancies are now assured periodic tenancies, which roll on a monthly basis indefinitely. If you started a tenancy before 1 May 2026 on a fixed-term AST, that existing agreement remains valid until its fixed term ends.
What is an assured periodic tenancy?
An assured periodic tenancy is the new default tenancy type for private residential lettings in England. Unlike a fixed-term AST, it has no end date — it continues month-to-month until either the tenant gives two months’ notice, or the landlord obtains a possession order via Section 8.
Can landlords still use Section 21?
No. Section 21 no-fault evictions were abolished on 1 May 2026. Landlords must now use Section 8 and prove one of the statutory grounds for possession. Common grounds include selling the property (Ground 1A), moving in a family member (Ground 1), or rent arrears of three or more months (Ground 8).
Do I need a new tenancy agreement if my existing AST is still running?
Existing fixed-term ASTs are not automatically invalidated. However, when the fixed term expires and the tenancy becomes periodic, it will transition to the new assured periodic tenancy framework. It is good practice to issue an updated agreement at that point.