Assured Shorthold Tenancy (AST) Explained — A Complete Guide for Landlords and Tenants

What is an AST?

An Assured Shorthold Tenancy (AST) is the default type of residential tenancy in England for most private rented sector lettings. It is created under the Housing Act 1988.

The AST gives tenants the right to occupy the property for the agreed term and provides a clear, structured route for landlords to recover possession at the end of the tenancy using a Section 21 notice (until that mechanism is abolished) or using Section 8 grounds.

When Does a Tenancy Automatically Become an AST?

A tenancy is automatically an AST if:

• The property is let as separate accommodation
• It is the tenant’s main or only home
• The landlord does not also live in the property
• The annual rent is between £1,000 and £100,000

Most private residential tenancies therefore automatically qualify as ASTs without needing to say so explicitly in the agreement.

Key Terms in an AST

A well-drafted AST should include:

• **Names and addresses** of landlord and tenant(s)
• **Property address** and description
• **Term:** Start date and duration (typically 6 or 12 months)
• **Rent:** Amount, payment frequency, and accepted payment methods
• **Deposit:** Amount and which approved deposit scheme it will be held in
• **Rent review clause** (if applicable)
• **Permitted use:** Residential only; whether subletting is permitted
• **Tenant obligations:** Maintenance, decoration restrictions, noise
• **Landlord obligations:** Access notice (typically 24 hours), repair obligations
• **Break clause** (if applicable): Allows early termination by either party

Pre-Tenancy Obligations

Before the tenant moves in, the landlord must:

1. **Protect the deposit** in a government-approved scheme (DPS, mydeposits, or TDS) within 30 days of receiving it

2. **Serve prescribed information** — the deposit protection certificate and scheme leaflet

3. **Provide a current EPC** (valid for 10 years, must be E or above for new tenancies)

4. **Provide a valid Gas Safety Certificate** (if applicable) within 28 days of the start of tenancy

5. **Provide the “How to Rent” guide** (the current version at the time of tenancy start or renewal)

Failure to comply with items 1, 3, 4, or 5 invalidates any subsequent Section 21 notice.

Joint Tenancies

Where two or more people are tenants under the same AST, they are jointly and severally liable. This means each tenant is responsible for the full rent, not just their share. If one tenant does not pay, the landlord can pursue any or all of the remaining tenants for the full amount.

The Renters’ Rights Bill

The Renters’ Rights Bill, progressing through Parliament as of early 2026, proposes to:

• Abolish fixed-term ASTs; all tenancies will be periodic from the outset
• Abolish Section 21 no-fault evictions
• Strengthen tenant protections against unjustified rent increases
• Introduce a private rented sector database

This will fundamentally change the AST as we know it. Landlords and tenants should follow the Bill’s progress.