Types of Tenancy UK 2026: What Replaced the AST?

The assured shorthold tenancy (AST) is no longer the standard way to let a home in England. Since the Renters' Rights Act came into force on 1 May 2026, it has not been possible to create a new AST. Every assured shorthold tenancy that already existed converted automatically to an assured periodic tenancy on that date.

If you are trying to work out which tenancy you have, which one to use for a new let, or what actually changed in May 2026, this guide walks through each option.

We cover the new default tenancy, how it compares to the old AST, and the tenancy types that still sit outside the assured regime.

Are assured shorthold tenancies still valid?

Existing ASTs were not cancelled, but you can no longer sign a new one - on 1 May 2026 almost every existing assured shorthold tenancy automatically became an assured periodic tenancy. Neither you nor your tenant needed to sign anything for this to happen, and the tenancy carries on without a break.

You cannot grant a new AST - from 1 May 2026 any new assured tenancy is periodic from the outset. Offering a fixed-term AST now can lead to a civil penalty from your local council, so agreements need to reflect the new rules.

There is one narrow exception - if you served a valid Section 21 or Section 8 notice before 1 May 2026 and possession proceedings have not yet concluded, that tenancy can stay an AST until the case finishes.

If you had a written tenancy in place before 1 May 2026, you must give each tenant the government's official Information Sheet by 31 May 2026. Our guide on serving the Renters' Rights information sheet explains what to send and when.

What replaced the AST? The assured periodic tenancy

The assured periodic tenancy (APT) is now the default tenancy in England.

‍It is open-ended and rolls from one rent period to the next, usually month to month, or week to week where rent is paid weekly. There is no fixed end date and no minimum term.

Tenants can leave with two months' notice

‍A tenant can end the tenancy at any time by giving at least two months' notice in writing, or less if a shorter period is agreed in the tenancy. The tenancy simply continues until one side brings it to an end.

Landlords must rely on Section 8 grounds

‍With Section 21 abolished, you now need a valid reason to seek possession, set out in the Section 8 grounds for possession. Rent can only be increased once a year using a Section 13 notice.

For a fuller explanation of how the new default works in practice, see our guides to open-ended tenancies and periodic tenancies.

Assured periodic tenancy vs assured shorthold tenancy

The table below compares the tenancy most landlords used until 30 April 2026 with the assured periodic tenancy that replaced it. It is a quick way to see what has changed and what has stayed the same.

Tenancy types that still exist outside the assured regime

The Renters' Rights Act reforms apply to assured tenancies. Several tenancy types sit outside that regime and are largely unaffected, which makes them the main exceptions landlords still need to recognise.

Non-assured (common-law) tenancy

Used where a tenancy cannot be assured - this usually applies when the annual rent is £250 a year or less (£1,000 in Greater London), when the rent is above £100,000 a year, or when the property is not the tenant's only or main home. These are sometimes called contractual or common-law tenancies, and Section 8 and the abolished Section 21 do not apply in the same way.

Company let

Let to a business rather than an individual - when you let to a company, the tenancy is not an assured tenancy, so the Renters' Rights Act rules and the usual deposit protection requirements do not apply. Company lets are common for corporate housing and are governed by the terms of the contract itself.

Lodger (excluded) arrangement

Used when a resident landlord shares living space - if you live in the property and share facilities such as a kitchen or bathroom with the person renting a room, they are usually a lodger on an excluded licence rather than a tenant. Our guides to renting out a room and the Rent a Room scheme cover this in detail.

Regulated tenancy

A rare historic tenancy - regulated tenancies were created before 15 January 1989 under the Rent Act 1977 and give tenants a registered fair rent and strong security of tenure. Very few remain, and they are unaffected by the new rules.

Student housing sits partly outside the rules too - purpose-built student accommodation can be exempt where the provider signs up to an approved code of practice, while private student lets are covered by the new regime. See our guide to student lettings for the detail.

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Getting your tenancy agreement right

A written statement of key terms is now a legal requirement.

Before a new assured periodic tenancy begins, you must give the tenant a written statement setting out the main terms and obligations. A clear, up-to-date agreement is the simplest way to meet this duty and protect both sides, as our guide to a rock-solid tenancy agreement explains.

If you are weighing up how long to let for, or whether a short-term let suits your property better, our comparison of short-term versus long-term lets can help you decide.

Once your tenancy is set up, Landlord Studio keeps everything in one place: track rent and expenses, store your tenancy documents, and stay ready for Making Tax Digital.

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Frequently asked questions

Are assured shorthold tenancies still valid?

‍Existing ASTs remain in force but converted to assured periodic tenancies on 1 May 2026. You cannot create a new AST from that date.

Can I still offer a fixed-term tenancy?

‍No. Assured tenancies are now periodic from the outset, with no fixed term or minimum term. Attempting to grant a fixed-term AST can lead to a council penalty.

What is the difference between an AST and a non-assured tenancy?

‍An AST was a type of assured tenancy covered by the Housing Act 1988. A non-assured, or common-law, tenancy falls outside that framework, for example where rent is very low, very high, or the property is not the tenant's main home.

Do I need to reissue my tenancy agreement?

‍Not automatically. Existing written tenancies continue, but you must serve the official Information Sheet to tenants by 31 May 2026. New tenancies need a written statement of terms before they begin.