Housing guide
Your Rights Under an Assured Shorthold Tenancy
Understand your rights under an assured shorthold tenancy in England. Covers deposits, repairs, eviction, rent increases, and more.
Last reviewed: 30 March 2026
Quick answer
An assured shorthold tenancy (AST) is the most common type of tenancy in England. It gives tenants a range of legal rights, including the right to live in the property undisturbed, the right to have the deposit protected, the right to live in a property that is safe and in a reasonable state of repair, and protection from unfair eviction. These rights apply even if they are not written in the tenancy agreement.
What this means in practice
Most private tenancies created after 28 February 1997 in England are automatically assured shorthold tenancies unless the landlord specifically states otherwise. An AST can be for a fixed term (for example, 6 or 12 months) or periodic (rolling on a weekly or monthly basis). During the fixed term, the landlord generally cannot increase the rent or end the tenancy unless the tenant breaches the agreement. After the fixed term, the tenancy usually becomes periodic and the tenant still has the same rights, though the landlord may then be able to serve a Section 21 notice. Tenants have the right to challenge excessive rent increases through the First-tier Tribunal, and the right to have their deposit protected in one of three government-approved schemes within 30 days. Landlords are required to provide certain documents including an EPC, gas safety certificate, and the 'How to Rent' guide.
Common situations
Common situations include: wanting to understand what rights come with a tenancy agreement, being unsure whether a tenancy is an AST, needing to know what the landlord is legally responsible for, wondering what happens when the fixed term ends, being concerned about whether a deposit has been properly protected, wanting to understand the rules around rent increases, and trying to find out what grounds the landlord would need to evict you.
What UK law says
The Housing Act 1988 (as amended by the Housing Act 1996) established the assured shorthold tenancy regime. Key provisions include: section 19A (ASTs are the default for new tenancies), section 21 (no-fault possession route for landlords, with two months' notice), section 8 (fault-based possession on specific grounds in Schedule 2), and section 13 (rent increase mechanism). The Housing Act 2004 requires deposit protection in an approved scheme (sections 213-215). The Landlord and Tenant Act 1985 section 11 imposes repair obligations. The Deregulation Act 2015 introduced requirements for landlords to provide prescribed documents before serving Section 21 notices and protection against retaliatory eviction. The Homes (Fitness for Human Habitation) Act 2018 requires the property to be fit for habitation throughout.
What people often consider
People with ASTs often want to understand: what happens when the fixed term ends (the tenancy usually becomes periodic automatically), whether they can leave before the fixed term ends (this depends on whether there is a break clause), what their landlord can and cannot deduct from the deposit, how much notice they need to give to end the tenancy, what their options are if the landlord serves an eviction notice, and whether repairs the landlord is refusing to do are actually the landlord's legal responsibility.
Common mistakes to avoid
Common mistakes include: not knowing the deposit should be protected within 30 days and that the landlord must provide prescribed information about it, assuming you have to leave just because a Section 21 notice has been served (the landlord still needs a court order), not checking that the landlord has provided the required documents (EPC, gas safety certificate, How to Rent guide), agreeing to end the tenancy early without understanding your rights, and not realising that many tenant rights apply regardless of what the tenancy agreement says.
Frequently asked questions
What happens when my fixed-term tenancy ends?
When a fixed-term AST ends, the tenancy usually becomes a periodic tenancy automatically — rolling on a monthly or weekly basis on the same terms. You do not have to sign a new agreement or leave the property. Your rights remain the same, though the landlord may then have more options for ending the tenancy.
Can my landlord evict me from an AST?
A landlord can seek to end an AST using either Section 21 (no-fault, with at least two months' notice and subject to strict requirements) or Section 8 (on specific grounds such as rent arrears or antisocial behaviour). In both cases, the landlord generally needs a court order to actually require you to leave. A notice alone does not end the tenancy.
Does my landlord have to protect my deposit?
Yes. Under the Housing Act 2004, landlords must protect the deposit in one of three government-approved schemes (DPS, MyDeposits, or TDS) within 30 days of receiving it. They must also provide prescribed information about the deposit protection. Failure to do so may result in compensation of up to three times the deposit amount and may prevent the landlord from using Section 21.
Can I end my AST early?
During the fixed term, you can generally only end the tenancy early if there is a break clause in the agreement, or if the landlord agrees to release you. Without either, you may remain liable for the rent until the fixed term ends. During a periodic tenancy, you typically need to give at least one month's notice ending on the last day of a rental period.
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Analyse my situationThis guide provides general information about UK law and is not legal advice. Laws and regulations may change. For advice specific to your situation, consult a qualified solicitor. LawClarity is an informational service only.