Assured Shorthold Tenancy Agreement Checker (England & Wales)
Assured shorthold tenancies (ASTs) ended in England on 1 May 2026 and in Wales on 1 December 2022. Enter the details of your AST agreement and this checker tells you what it is now and works out your dates: the Information Sheet deadline, when the tenant can leave, the earliest rent increase, the deposit cap and the 30-day protection deadline — with a calendar file. For landlords and tenants.
Enter the tenancy start date to see what your assured shorthold tenancy is now.
What replaced the assured shorthold tenancy agreement
England: since 1 May 2026 every new private let is an assured periodic tenancy — rolling, with no end date and no “no fault” section 21 eviction. Existing ASTs became assured periodic tenancies on that date; a written agreement stays valid, but the landlord had to give the tenant the Renters’ Rights Act Information Sheet ↗ by 31 May 2026. For a new let, use our periodic tenancy agreement template, which includes the written information landlords must now give before signing.
Wales: ASTs became occupation contracts on 1 December 2022 under the Renting Homes (Wales) Act 2016 (GOV.WALES ↗). Scotland uses private residential tenancies (mygov.scot ↗) and Northern Ireland has its own private tenancy rules (nidirect ↗).
How the dates are worked out: rent falls due on the same day of each period as the tenancy started (the last day of a short month when that day does not exist). The tenant’s 2 months’ notice is given on the next rent day and ends the day before the first rent day at least 2 months later. A Form 4A increase needs at least 2 months’ notice, at most one a year and none in the first 12 months, and starts at the beginning of a rent period. Deposit caps follow our tenancy deposit rules study. Sources: GOV.UK for landlords ↗ · GOV.UK for tenants ↗ · deposit protection ↗.
Frequently asked questions
Is there still an assured shorthold tenancy agreement template for England?
Not for a new let. The Renters’ Rights Act 2025 abolished assured shorthold tenancies in England on 1 May 2026: new private tenancies are assured periodic tenancies with no end date, and it is no longer possible to have an assured tenancy agreement with an end date. Use an assured periodic tenancy agreement instead.
What happened to my existing AST?
Most existing assured shorthold tenancies automatically became assured periodic tenancies on 1 May 2026. If a valid section 21 or section 8 notice had been given before that date, the tenancy becomes an assured periodic tenancy when the notice is no longer valid or when the court process has finished.
Do I need a new tenancy agreement?
Not if the tenancy is in writing: the legislation does not require you to change or re-issue an existing written agreement. You did have to give the tenant the Renters’ Rights Act Information Sheet by 31 May 2026. If the tenancy was only verbal, you had to give the tenant written information about its key terms by 31 May 2026.
What about Wales?
Assured shorthold tenancies could not be used in Wales from 1 December 2022. Existing ASTs became occupation contracts under the Renting Homes (Wales) Act 2016, and landlords had to give a written statement of the contract.
How much notice does a tenant give now?
Two months, in writing, given on the day the rent is due or the day before. The landlord and tenant can agree in writing to a shorter notice period or to end the tenancy earlier.
Can the landlord still raise the rent?
Once a year at most, not in the first 12 months of a new tenancy, using Form 4A with at least 2 months’ notice. The tenant can challenge an increase above the open market rent.
SealForms provides informational tools and templates, not legal advice. Special cases (lodgers, HMOs, company lets, notices served before 1 May 2026) can differ — the linked GOV.UK guidance is the final word; Shelter or Citizens Advice can help with your situation.