What is an Assured Shorthold Tenancy and How Does it Protect Renters and Landlords?

Image of an AST being signed
Renters' Rights > What is an Assured Shorthold Tenancy and How Does it Protect Renters and Landlords?
Ben Yarrow
21 February 2024
21 November 2023


The Assured Shorthold Tenancy (AST) is a fundamental element of the private rental sector in the UK. It was established by the Housing Act 1988, revolutionising the private rental market by clearly defining the rights and responsibilities of both landlords and tenants. This article explores the intricacies of AST, focusing on its basic principles, the rights and protections it offers to both tenants and landlords, and where individuals can seek advice regarding these tenancies.


The Basics of Assured Shorthold Tenancies

  • An AST is a legal agreement between a landlord and a tenant for renting residential property. Key characteristics include:
  • A minimum fixed term, typically 6 or 12 months.
  • A specified rent amount and payment intervals.
  • Clear terms for possession, allowing landlords to regain property rights after the fixed term.

What an AST Enables Tenants to Do

Tenants under an AST have specific entitlements, such as:

  • Live in the property as their main residence.
  • Get a written agreement if the tenancy lasts for more than three years.
  • Challenge excessively high charges and unfair rent increases.
  • Know the landlord’s identity.
  • Live in the property undisturbed.
  • Have the property kept in a safe and habitable condition.
  • Be protected against unfair eviction and unfair rent.
  • Have their deposit returned at the end of the tenancy, subject to any agreed deductions.

Tenant Responsibilities

Tenants also bear certain responsibilities, including:

  • Paying the rent on time, even during disputes.
  • Paying other agreed charges, like council tax or utility bills.
  • Taking good care of the property.
  • Not subletting the property unless the tenancy agreement or the landlord allows it.
  • Providing access for any repairs that the landlord has the right to make.
  • Not engaging in anti-social behavior.

What an AST Enables Landlords to Do

Landlords are granted specific rights under an AST, such as:

  • Setting the rent amount (subject to market rates and rent increase restrictions).
  • Receiving rent in a timely manner.
  • Reviewing the rent periodically, in accordance with the tenancy agreement.
  • Gaining property possession at the end of the tenancy, provided proper notice is given.
  • Evicting tenants under certain circumstances (e.g., rent arrears, property damage).
  • Charging for property damages, beyond normal wear and tear.
  • Accessing the property for inspections and repairs, with prior notice.

Landlord Responsibilities

Landlords must adhere to their own set of responsibilities:

  • Providing a safe, clean, and habitable living environment.
  • Conducting necessary repairs and maintenance.
  • Ensuring gas and electrical equipment are safely installed and maintained.
  • Providing an Energy Performance Certificate for the property.
  • Protecting the tenant’s deposit in a government-approved scheme.
  • Following the proper legal process for eviction.
  • Giving tenants at least 24 hours’ notice before property access for inspections.

Where to Turn for Advice

For advice and guidance on ASTs, individuals can consult:


The Assured Shorthold Tenancy provides a balanced framework that safeguards the interests of both tenants and landlords. It delineates clear guidelines and responsibilities, ensuring a fair and transparent rental experience. Understanding the rights and obligations under an AST is crucial for anyone involved in the private rental sector, and seeking expert advice can help navigate any complexities that arise.