For landlords · 11 min read
The AST is gone: what replaced assured shorthold tenancies in England
The Renters' Rights Act 2025 abolished the assured shorthold tenancy (AST) in England. In its place, every private tenancy is an assured tenancy that runs periodically — open-ended, with no fixed term and no end date — commonly called an assured periodic tenancy (APT). Section 21 'no fault' eviction is gone, so a landlord must now use a stated legal ground to take back possession. Tenants can leave with two months' notice at any point. The change applies to England only: Wales and Scotland reformed their tenancies years earlier.
Frequently asked questions
Have assured shorthold tenancies been abolished?
Yes, in England. The Renters' Rights Act 2025 abolished the assured shorthold tenancy. Private tenancies are now assured tenancies that run periodically with no fixed term. Wales and Scotland had already replaced their equivalent tenancies, and Northern Ireland has a separate regime.
What is an assured periodic tenancy (APT)?
An assured tenancy that runs from rent period to rent period with no fixed term and no end date. It continues until the tenant gives notice or the landlord obtains possession on a stated legal ground. 'Assured periodic tenancy' and 'APT' are industry shorthand — the Act itself refers to assured tenancies that are periodic.
Can a landlord still use Section 21?
No. Section 21 'no fault' eviction has been abolished in England. A landlord must now serve notice specifying a legal ground for possession, such as selling the property, moving in themselves or a close family member, serious rent arrears, anti-social behaviour or breach of the tenancy.
How much notice does a tenant have to give now?
A tenant can end an assured periodic tenancy by giving two months' notice, at any point in the tenancy. There is no minimum term they must serve first.
Do I need to re-sign my existing tenants onto a new agreement?
Existing assured shorthold tenancies convert to the new system rather than requiring a fresh agreement to be signed. You should not need to re-paper an ongoing tenancy, but you should stop issuing old AST templates for new lets, and check the transitional arrangements on GOV.UK for your specific situation.
Can I still increase the rent?
Yes, but through the statutory notice route rather than a rent review clause, and no more than once in any twelve-month period. The tenant can refer an increase they believe is above market rate to the First-tier Tribunal, which determines the market rent.
Does this apply to my property in Wales or Scotland?
No. The Renters' Rights Act applies to England. Wales moved to occupation contracts under the Renting Homes (Wales) Act 2016 in December 2022, and Scotland introduced the open-ended private residential tenancy in December 2017. Northern Ireland has its own separate rules.
Does the deposit cap change?
No. The Tenant Fees Act 2019 cap still applies: five weeks' rent where annual rent is under £50,000, or six weeks' where it is £50,000 or more. Deposits must still be protected in a government-approved scheme within 30 days.