Assured tenancy

The single tenancy type that replaced assured shorthold tenancies for most private renters from 1 May 2026 — no fixed term, and no more no-fault Section 21 eviction.

Is my old assured shorthold tenancy automatically an assured tenancy now?

Existing assured shorthold tenancies converted to periodic assured tenancies when the Renters' Rights Act 2025 changes came into force on 1 May 2026. You do not need to sign anything new for this to happen — the change applies by operation of law to tenancies that were already running.

Can my landlord still ask me to sign a fixed-term agreement?

No. Since 1 May 2026, new residential tenancies covered by the reforms must be periodic assured tenancies — landlords can no longer grant new fixed-term assured shorthold tenancies. A tenancy agreement that tries to impose a fixed term is not effective to remove your statutory right to a periodic tenancy.

Does this mean I can be asked to leave with no reason at all?

No — the reforms remove the no-fault Section 21 eviction route that assured shorthold tenancies previously allowed. Ending an assured tenancy now generally requires the landlord to rely on a specific ground for possession, such as rent arrears or wanting to sell or move into the property.

Can I leave whenever I want under a periodic assured tenancy?

Tenants generally have more flexibility to end a periodic assured tenancy by giving the required notice, typically two months, compared with being tied into a fixed term. Check your specific tenancy agreement and the notice period that applies to your circumstances.

Does rent still work the same way under an assured tenancy?

Broadly yes, though the reforms introduced restrictions on how often and how much rent can be increased, and on practices such as rental bidding. Rent increases generally require a formal notice, and a tenant can challenge an increase they consider excessive.

Does an assured tenancy give the same protections as an assured shorthold tenancy did?

It gives broadly similar day-to-day protections, such as the right to quiet enjoyment and deposit protection, but with stronger security of tenure, since the automatic no-fault eviction route no longer applies. The specific grounds a landlord can use to seek possession are set out in the Housing Act 1988 as amended.

What changed from the old assured shorthold tenancy system

For decades, most private tenancies in England were assured shorthold tenancies — typically granted for a fixed term, after which a landlord could serve a Section 21 notice to regain possession without giving any reason. The Renters' Rights Act 2025 ended that system from 1 May 2026. Fixed-term assured shortholds can no longer be granted, and all new and converted tenancies are now periodic assured tenancies.

The practical effect is a shift in security of tenure. A tenant on a periodic assured tenancy cannot simply be given two months' notice with no reason at the end of a fixed term, because there is no fixed term and no equivalent no-fault route. Instead, a landlord who wants possession must rely on one of the specific statutory grounds set out in the Housing Act 1988 as amended, such as rent arrears, intention to sell, or wanting to move into the property themselves.

How the transition worked

• Commencement, 1 May 2026.
• The relevant provisions of the Renters' Rights Act 2025 came into force on this date.
• Existing tenancies converted automatically.
• Assured shorthold tenancies already running became periodic assured tenancies without any new paperwork needing to be signed.
• New tenancies granted under the new system.
• From commencement, any new residential tenancy covered by the reforms is granted as a periodic assured tenancy from the outset.
• Grounds for possession replace Section 21.
• Landlords seeking to end a tenancy must now use a specific ground for possession and follow the correct notice procedure for it.

A tenant signed a 12-month assured shorthold tenancy in January 2026. When the fixed term would previously have ended, the landlord would have been free to serve a Section 21 notice with no reason given, provided the correct procedure was followed.

Because the tenancy converted to a periodic assured tenancy on 1 May 2026, that route no longer exists. If the landlord now wants the tenant to leave, they must identify a specific ground for possession that applies to the tenant's situation — for example, that they intend to sell the property — and follow the notice requirements for that ground, rather than simply waiting for a fixed term to expire.

Renters' Rights Act 2025

Grounds for possession

The End of No-Fault Eviction — What Just Changed, and Why It Took So Long

Renting out your property

Assured Tenancy — Renters' Rights Glossary

What an assured tenancy is under the Renters' Rights Act 2025, how it replaced assured shorthold tenancies, and what changed from 1 May 2026.