Assured Shorthold Tenancy (AST)

A Complete Guide To Assured Shorthold Tenancy (AST) Agreements

An Assured Shorthold Tenancy (AST) agreement is the most common type of residential rental contract in England and Wales. It sets out the rights and responsibilities of both landlord and tenant, covering rent, deposits, repairs and notice periods.

For landlords, an AST is essential before letting out a property. Without one, there is greater risk of disputes, unpaid rent, or complications when regaining possession. Tenants also benefit from the clarity and legal protections an AST provides.

Introduced by the Housing Act 1988, ASTs were designed to modernise rental law and provide a fair balance between landlord and tenant rights. Unless another tenancy type is expressly agreed, most private residential lettings are automatically considered ASTs.

Contents

• What's Included in an AST?
• What Are the Benefits of an AST?
• When Do You Need an Assured Shorthold Tenancy Agreement?
• Legal Requirements of an AST Agreement
• Types of Assured Shorthold Tenancy (AST) Agreements
• How to Create an Assured Shorthold Tenancy (AST) Agreement
• How Much Does an AST Agreement Cost?
• AST Tenancy Agreement Template (Example)
• AST Tenancy Agreement FAQs
• Get Started with Your AST Agreement

What's Included In An AST?

An Assured Shorthold Tenancy (AST) sets out the agreed terms between landlord and tenant.

A standard AST agreement will usually include the following details:

• Rent Amount
  The exact sum payable for the tenancy, normally monthly but sometimes weekly or quarterly.
  
• Rent Payment Frequency and Method
  How often rent is due and how it must be paid (e.g. bank transfer, standing order).
  
• Tenancy Duration
  Whether it is a fixed term (commonly 6 or 12 months) or a periodic tenancy that rolls on month-by-month
  
• Tenancy Start Date
  The date from which the agreement takes effect and the tenant can move in.
  
• Deposit Terms
  The amount held, confirmation it will be placed in a government-approved deposit protection scheme, and conditions for its return.
  
• Responsibility for Bills and Services
  Who is liable for utilities, council tax and other household costs.
  
• Tenant Rights
  The tenant’s right to occupy and enjoy the property, subject to reasonable restrictions such as no pets, no smoking or limits on subletting.
  
• Landlord Obligations
  Duties to maintain the property’s structure, keep essential services in working order and comply with safety checks.
  
• Communication and Access
  Landlord or agent contact details, rules for access (such as 24 hours’ notice for visits), and what to do in emergencies.
  
• Property Use and Restrictions
  Any specific rules around alterations, shared areas, or running a business from the property.
  
• Notice and Termination Process
  How either party can end the tenancy, including required notice periods and reference to Section 21 or Section 8 notices.
  

This combination of terms provides the legal backbone of an AST, ensuring both landlords and tenants know what is expected and how the tenancy will be managed.

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What Are the Benefits of an AST?

An AST provides a balanced framework that supports both sides of the rental relationship. It offers clarity, protection and flexibility in ways that are mutually beneficial to all involved.

For Tenants:

• Security of Tenure
  Tenants can remain in the property until the fixed term ends, provided they comply with the agreement.
  
• Deposit Protection
  Any deposit must be held in a government-approved scheme and returned at the end of the tenancy if obligations are met.
  
• Rent Protections
  Rent increases must follow the contract or be formally agreed; unfair rises can be challenged through legal channels.
  
• Protection from Unlawful Eviction
  Landlords cannot remove tenants without following the correct legal procedure, such as serving valid notice.
  
• Maintenance Duties
  Landlords are responsible for keeping the property’s structure sound and ensuring services such as heating, plumbing and electrics are safe and working.
  

For Landlords:

• Control of Tenure
  Landlords decide the structure of the tenancy - whether to renew, adjust terms, or let it roll into a periodic arrangement - giving them flexibility and control over how the agreement continues.
  
• Right to Possession
  Properties can be recovered at the end of the fixed term or earlier if there are valid legal grounds, such as rent arrears.
  
• Market Rent
  Freedom to set a rent that reflects the property’s value, with options to include review clauses in the agreement.
  
• Custom Conditions
  Ability to set rules tailored to the property, such as restrictions on pets, smoking, or subletting.
  
• Legal Remedies
  Clear contractual rights to pursue unpaid rent, damages or breaches of the tenancy agreement.
  

ASTs therefore give tenants peace of mind and landlords confidence their property is let under a secure legal framework.

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When Do You Need an Assured Shorthold Tenancy Agreement?

An AST is needed in almost all private rental situations across England and Wales, making it the standard and legally recognised form of tenancy agreement.

Whilst not an absolute legal requirement in every case, it is a contract tenants will expect to receive and sign for clarity and reassurance. Landlords, in turn, prioritise it for the protection and legal certainty it provides.

Typical situations where ASTs apply:

• Private Landlords Letting a House or Flat
  Whether you own a single property or a small portfolio, if you are renting to individuals or households as their main home, an AST will usually be the correct agreement.
  
• Tenants Renting Outside of Social Housing
  Most tenants renting directly from a private landlord or through a letting agent will sign an AST as the default arrangement.
  
• Students and Sharers
  Where several people live together under one tenancy agreement (for example, friends sharing a flat), a joint AST can be used to make all tenants equally responsible for the rent and property.
  
• Short-term Fixed Lets
  ASTs are often set up for 6 or 12 months initially, with the option to renew or allow the agreement to roll into a periodic (month-to-month) tenancy. This provides both flexibility and stability.
  

When an AST does not apply:

• Company Lets
  Where the tenant is a business rather than an individual.
  
• Holiday Rentals
  Short-term holiday lets fall under different rules.
  
• High-rent Tenancies
  If the annual rent is more than £100,000, an AST cannot be used.
  
• Very Low-rent Arrangements
  If the rent is below £250 per year (or £1,000 in London), different tenancy rules apply.
  
• Resident Landlords
  Where the landlord lives in the same property and shares facilities, the agreement is usually a licence rather than an AST.
  

ASTs are therefore the “default” tenancy for most private rentals. For landlords, they provide legal clarity and the right to regain possession. For tenants, they guarantee security of tenure and clear protections.

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Legal Requirements of an AST Agreement

As a formal mutual agreement, ASTs can provide legal evidence and protection for both parties, relied upon as a reference if disputes arise.

For an AST to be legally valid and enforceable in England and Wales, it must meet certain conditions to be considered credible and legitimate.

For an Assured Shorthold Tenancy Agreement to be valid under UK law, it must:

• State rent, payment frequency and method
• Confirm tenancy start date and duration
• Register deposits in a government-approved scheme
• Protect the tenant’s right to quiet enjoyment of the property
• Outline landlord repair and maintenance duties
• Include correct notice procedures (Section 21 and Section 8)

The agreement must be signed by both landlord (or agent) and tenant(s). Both physical and electronic signatures are legally recognised in the UK. When these conditions are met, an AST provides a secure framework for the tenancy. If the minimum legal requirements are missing, the contract may still exist but is likely to be interpreted in the tenant’s favour and could leave the landlord exposed to legal risk.

Whilst most ASTs are straightforward, tenants should always take time to read and understand the terms of the agreement. Questions or clarifications can be raised prior to signing, but once the contract is completed it becomes legally binding - any amendments would require a written addendum.

Both sides should retain a signed copy of the AST. If misplaced, tenants can request a replacement from the landlord or managing agent.

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Types of Assured Shorthold Tenancy (AST) Agreements

There are several recognised forms of Assured Shorthold Tenancy, each suited to different rental situations.

The key types are:

• Fixed-term AST
  Covers a tenancy lasting for a set period, most commonly 6 or 12 months. At the end of the fixed term, the agreement can either be renewed or allowed to roll into a periodic tenancy. This option provides certainty on rent and duration, but requires formal notice if either side wishes to end it early.
• Periodic AST
  A rolling arrangement that continues month by month (or week by week) once a fixed term ends, or in some cases from the very start. Periodic agreements offer greater flexibility, but less long-term security, as either side can end the tenancy by giving the correct notice.
• Joint Tenancy AST
  A single contract that names multiple tenants living in the same property. All tenants are jointly and severally liable - meaning each person is responsible for the full rent and for complying with the agreement. This type is common in student accommodation and shared houses.

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How to Create an Assured Shorthold Tenancy (AST) Agreement

There are three main ways to obtain an AST in England and Wales.

Each with its own pros and cons:

• The Traditional Process (Solicitors or Letting Agents)
  Professional firms can draft ASTs that are robust and tailored to complex situations. This route provides peace of mind but is usually the most expensive, often costing £200–£500 per agreement, and can take longer to arrange.
• Self-Creation (DIY)
  Some landlords write their own tenancy agreements from scratch or adapt old templates. While this offers full control and no upfront cost, it carries high risks - errors may render the agreement invalid, unenforceable, or open to challenge. It is also time-consuming.
• Online Tools
  Modern platforms allow you to generate solicitor-verified ASTs quickly and at a fraction of the traditional cost. Online tools are fast, accessible and affordable, but free generic templates found online may not include the required legal checks or could miss key clauses.

Landlords and tenants choose different routes depending on their needs - whether that’s professional support, DIY control or the efficiency of online platforms.

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How Much Does an AST Agreement Cost?

• Solicitors or Letting Agents
  Typically £200–£500 per agreement, depending on complexity and location. This offers tailored drafting and professional assurance but is the most expensive route.
• Self-Created Agreements
  Free upfront if you draft it yourself or adapt a template, but risky if errors make the agreement invalid or unenforceable. Problems later can cost far more than the initial saving.
• Online Legal Services
  Modern platforms offer solicitor-verified ASTs at a fraction of the traditional cost. Subscription models allow multiple documents to be generated each month, making this route fast, affordable and reliable.

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AST Tenancy Agreement Template (Example)

Robot Lawyer provides a professionally drafted Assured Shorthold Tenancy (AST) agreement template that reflects the structure and key clauses required for a valid tenancy contract. It covers all essential elements - from rent and deposits to landlord and tenant obligations, notice periods, and legal compliance.

Unlike free or outdated examples found online, Robot Lawyer’s template is solicitor-verified and kept up to date with current tenancy law in England and Wales. This ensures that landlords and tenants can rely on a clear, comprehensive, and legally sound agreement.

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AST Tenancy Agreement FAQs

What is an Assured Shorthold Tenancy (AST)?
An AST is the most common type of rental contract in England and Wales, used when a property is let as a tenant’s main home. It sets out the rights and obligations of both landlord and tenant.

Is an AST legally required?
Yes. For most private tenancies in England and Wales, an AST is the standard form of agreement. Other tenancy types (such as licences or assured tenancies) apply only in specific circumstances.

How long should an AST last?
Typically 6 or 12 months. After this, it can either be renewed or automatically continue as a periodic tenancy on a rolling basis.

What happens when an AST ends?
If neither party ends the tenancy at the end of the fixed term, it usually rolls into a periodic tenancy. Landlords must follow the correct notice procedures (such as Section 21 or Section 8) if they want possession of the property.

Can tenants create their own AST?
The landlord usually provides the AST, but tenants often look for templates to understand what should be included. DIY agreements are risky if they don’t meet legal standards.

Can an AST be changed once signed?
Only if both landlord and tenant agree. Any amendments must be written down and signed by all parties, usually as a formal addendum.

Do I need to keep a copy of my AST?
Yes. Both landlord and tenant should keep a signed copy. If lost, tenants can request a replacement from the landlord or managing agent.

Is an unsigned AST still valid?
If the tenant has moved in and rent has been paid, a tenancy may still exist even without a signed document. However, the absence of signatures makes enforcement harder and creates uncertainty, so both sides should always sign.

Are electronic signatures valid on an AST?
Yes. Electronic signatures are legally recognised in the UK for tenancy agreements, as long as there is clear intent to sign.

Does an AST need to be verified by a solicitor?
No. An AST does not have to be checked or signed off by a solicitor to be legally valid. As long as it meets the minimum legal requirements, it carries legal weight. However, solicitor involvement can be useful in complex cases or when additional reassurance is required.

What happens if the landlord doesn’t protect the deposit?
The landlord may lose the ability to serve a valid Section 21 notice and could face financial penalties. Deposit protection is a legal requirement.

What rights do tenants have under an AST?
Tenants have the right to quiet enjoyment of the property, protection from unlawful eviction, and return of their deposit (if conditions are met).

What rights do landlords have under an AST?
Landlords have the right to receive rent, enforce agreed conditions, and regain possession at the end of the term or by serving valid notice under Section 21 or Section 8.

Is a Robot Lawyer AST legally valid?
Yes. All documents are solicitor-verified and comply with current UK tenancy law.

How long does it take to create an AST with Robot Lawyer?
Just a few minutes. answer a short questionnaire to instantly generate a solicitor-reviewed AST tailored to your tenancy.

Why choose Robot Lawyer instead of a free AST template?
Free templates may be incomplete or outdated. Robot Lawyer ensures your AST meets all legal requirements, is solicitor-verified, and ready to use immediately.

Get Started with Your AST Agreement

Need to create an AST?

If you are letting out a property, an Assured Shorthold Tenancy agreement protects both you and your tenants. Robot Lawyer makes it fast and affordable to generate a professional tenancy contract.

How It Works:

1. Select ‘Create Document’ below and start the questionnaire
2. Answer a few quick questions about the tenancy
3. Instantly receive a solicitor-verified AST tailored to your situation
4. Save, sign and store your agreement - ready to use whenever you need it

Assured Shorthold Tenancy (AST) Agreement
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