The Assured Shorthold Tenancy (AST) has been the default tenancy agreement for private renting in England since 1989. For over 35 years, landlords have relied on AST templates to create legally binding residential agreements. From 1 May 2026, the AST ceases to exist for new tenancies in England.
From 1 May 2026, no new Assured Shorthold Tenancies can be created. Every new tenancy in England is a Periodic Assured Tenancy (PAT) from day one. If you search for 'AST template 2026' you need a PAT agreement, not an AST.
What replaces the AST after 1 May 2026?
The Periodic Assured Tenancy (PAT) replaces the AST for all new tenancies in England from 1 May 2026. Key characteristics: no fixed term, runs periodically (monthly) from day one; no Section 21, possession via Section 8 grounds only; rent increases via Section 13 notice only, no more than once per year; pet requests cannot be unreasonably refused. If you came here looking for an AST download, the document you actually need is a periodic tenancy agreement template drafted for the post-2026 regime.
What happens to existing ASTs on 1 May 2026?
All existing ASTs, fixed-term or already periodic, automatically convert to Periodic Assured Tenancies on 1 May 2026. Landlords do NOT need to issue new agreements to existing tenants. However: Section 21 notices served before commencement but not yet expired are extinguished; ongoing management must comply with the new law from commencement; rent increases must use Section 13 procedure; possession claims must cite Section 8 grounds.
AST vs PAT: side by side
| Clause | AST (pre-2026) | PAT (post-2026) |
|---|---|---|
| Term | Fixed term, e.g. 12 months | Periodic, no end date |
| Possession | Section 21 or Section 8 | Section 8 only |
| Rent increase | Contractual clause (e.g. annual CPI) | Section 13 statutory route only |
| Pet policy | Absolute refusal permitted | Must consider; cannot unreasonably refuse |
| Deposit cap | 5 weeks' rent (max) | 5 weeks' rent (max), unchanged |
| Break clause | Common (fixed-term exit) | Not applicable |
| Tenant notice | Per fixed-term/contractual terms | Minimum 2 months' written notice |
| Landlord notice | Section 21 or Section 8 | Section 8 only |
6 clauses that must be updated in your tenancy agreement
- Remove the fixed term. Old: 'The tenancy is for a fixed term of [X] months starting on [date].' New: 'The tenancy is a periodic tenancy commencing on [date] and continuing on a monthly basis until ended by proper notice.'
- Remove all Section 21 references. Any reference to Section 21 must be removed, this right ceases permanently on 1 May 2026.
- Update the rent increase clause. Remove any contractual review clause. Replace with: rent may only be increased by Section 13 notice, with at least 2 months' written notice, no more than once per 12 months.
- Update the pet policy. Remove any absolute 'no pets' prohibition. Replace with a clause allowing tenant pet requests with a 28-day response requirement.
- Update termination provisions. Tenant: minimum 2 months' written notice. Landlord: only via valid Section 8 notice on an applicable ground, followed by court order.
- Remove break clauses. Break clauses requiring the tenant to vacate on a specific date are incompatible with the periodic structure.
Do you need a new agreement for existing tenants?
No, existing tenancies convert automatically. You are not required to ask tenants to sign a new agreement. However, many landlords are providing tenants with an explanatory letter covering: confirmation their tenancy has converted to a Periodic Assured Tenancy; that Section 21 is no longer available; how rent increases will work (Section 13). LetSafe UK's Renters' Rights Act Transition Pack includes this letter template.
Frequently asked questions
- Can I just rename my AST as a PAT? No. The substantive terms, fixed-term clause, Section 21 references, rent review clause, pet clause, all need updating. Relabelling is not sufficient.
- My solicitor drafted my AST in 2020. Is it still valid? Not for new tenancies after 1 May 2026. Even a professionally drafted document needs updating for the Renters' Rights Act 2025.
- I let to students. Does this apply? Private landlords letting to students are not exempt. The Act applies regardless of tenant occupation. University-owned halls are exempt; private student lets are not.
- What about HMO tenancies? Yes, per-room HMO tenancy agreements also need updating for the PAT structure and 2026 changes.
Where to get a compliant tenancy agreement template for 2026
LetSafe UK's Periodic Assured Tenancy Agreement is updated for the Renters' Rights Act 2025: periodic structure, no fixed-term clause, no Section 21 references, Section 13-compliant rent increase clause, 2026 pet policy clause, completion notes, DOCX (editable) + PDF, free re-issued download links any time.