Assured Shorthold Tenancy

An Assured Shorthold Tenancy (AST) is the most common form of residential tenancy in England and Wales. It is governed primarily by the Housing Act 1988, as amended, and gives tenants the right to occupy a property for an agreed fixed term — typically 6 or 12 months — before converting to a periodic (rolling) tenancy.

For most residential lettings in England where the annual rent is between £1,000 and £100,000, the tenancy will automatically be an AST unless the parties agree to a different form of tenancy in writing. The AST framework provides a clear legal structure for both landlords and tenants, setting out rights and obligations during and after the fixed term.

What Must an AST Include?

While the law does not prescribe a single mandatory format, a legally sound AST should contain the following key sections:

• Parties — full legal names and addresses of all landlords and tenants (including all adults who will live at the property).
• Property details — the full address and description of what is included in the tenancy (parking, garden, storage).
• Term — the start date and length of the fixed term. After the fixed term, most ASTs become periodic (month-to-month) automatically.
• Rent — the amount, frequency, due date, and payment method. Rent can only be increased using a statutory Section 13 Notice or by mutual written agreement.
• Deposit — the amount and the government-approved deposit protection scheme used (DPS, MyDeposits, or TDS). The deposit must not exceed 5 weeks' rent under the Tenant Fees Act 2019.
• Obligations — tenant and landlord obligations including repair responsibilities, access rights, and permitted use.
• Ending the tenancy — the grounds and notice required for the landlord or tenant to end the agreement.

How the Renters' Rights Act 2025 Changes ASTs

The Renters' Rights Act 2025 made significant changes to the AST framework in England. The most important change is the abolition of Section 21 "no-fault evictions". Under the Act, landlords can no longer end a tenancy simply by serving a Section 21 Notice — they must now rely on one of the statutory grounds in Schedule 2 of the Housing Act 1988 and serve a valid Section 8 Notice.

The Act also introduced new mandatory grounds for possession (including Ground 1A for landlords wishing to sell and Ground 1B for landlords or family members wishing to occupy) and strengthened tenant rights around pets — landlords cannot unreasonably refuse a tenant's request to keep a pet.

Our AST generator includes flags on all clauses affected by the Renters' Rights Act 2025 so you can identify where legal review is most important.

Prescribed Documents You Must Serve

Before a tenancy can be ended using a Section 8 Notice, the landlord must have served all prescribed documents at the start of the tenancy. Failure to serve these documents can mean you cannot recover possession. You must serve:

• How to Rent guide — the current edition from gov.uk. Must be the version current at the start of the tenancy.
• Energy Performance Certificate (EPC) — the property must have an EPC rating of E or above. Properties rated F or G cannot be legally let.
• Gas Safety Certificate (CP12) — issued within the last 12 months by a Gas Safe registered engineer. A copy must be given to tenants before they move in.
• Electrical Installation Condition Report (EICR) — required every 5 years. A copy must be given to tenants within 28 days of the report or before tenancy start, whichever is sooner.
• Deposit prescribed information — must be served within 30 days of receiving the deposit, along with the relevant scheme's leaflet.

Deposit Rules — Tenant Fees Act 2019

The Tenant Fees Act 2019 caps the tenancy deposit at 5 weeks' rent (for properties with annual rent below £50,000) or 6 weeks' rent (for properties above £50,000). Any deposit above these limits is unlawful and the tenant can apply to court to recover it. The deposit must be protected in one of the three government-approved schemes within 30 days: the Deposit Protection Service (DPS), MyDeposits, or the Tenancy Deposit Scheme (TDS).

Is This Template Right for My Situation?

This template is designed for standard residential lettings in England where the rent is between £1,000 and £100,000 per year and the tenant is an individual (not a company). It is not suitable for:

• Properties in Scotland (use a Private Residential Tenancy) or Wales (use a Standard Occupation Contract under the Renting Homes Act 2016)
• HMO tenancies with 3 or more unrelated tenants (additional licensing and management rules apply)
• Holiday lets or short-term lets (these use different agreements)
• Company lets (where the tenant is a company rather than an individual)

Always have your tenancy agreement reviewed by a qualified solicitor or licensed conveyancer before any party signs. Tenancy law changes frequently and errors can make the agreement unenforceable.