UK APT vs AST: Side-by-Side Comparison After RRA 2025

For 36 years (1989–2026), the Assured Shorthold Tenancy (AST) was the workhorse of the English private rented sector. From 1 May 2026, ASTs cease to exist as a category. They are replaced by a single tenancy type: the Assured Periodic Tenancy (APT) introduced by the Renters’ Rights Act 2025. This article puts the two side by side across 18 dimensions so landlords, tenants, and agents can see exactly what changes — and what does not.

1. The High-Level Map

2. Structural Differences — Fixed Term vs Periodic

Under an AST

A typical AST had a 6- or 12-month fixed term, after which it either:

• Renewed by a new written agreement (a fresh fixed term), or
• Continued as a statutory periodic tenancy on the same terms (Housing Act 1988, s.5(2)).

The fixed term gave both parties certainty: the tenant could not leave without a break clause; the landlord could not (in practice) recover possession during the fixed term except on Section 8 grounds.

Under an APT

There is no fixed term. The tenancy is periodic from day one. The period is monthly or shorter — the RRA 2025 prohibits any period longer than one month.

The implications:

• The tenant can leave at any time on 2 months’ written notice.
• The landlord can never end the tenancy by giving notice without a reason; only Section 8 grounds work.
• The “fixed-term certainty” model that landlords relied on is gone.

3. The Section 21 Abolition — The Headline

Section 21 of the Housing Act 1988 (as it stood) gave landlords a procedural route to recover possession without giving any reason. Two months’ notice; a possession order followed automatically if the procedural box-ticking was correct.

Section 21 is repealed by the RRA 2025, s.2. From 1 May 2026:

• No new Section 21 notice may be served.
• Any Section 21 notice served on or after that date is invalid.
• Section 21 notices served before 1 May 2026 are preserved if proceedings have started; otherwise they lapse.

Statute: https://www.legislation.gov.uk/ukpga/2025/26/contents

4. The Section 8 Reform — 37 Grounds in the Revised Schedule 2

Schedule 2 to the Housing Act 1988 has been substantially rewritten by the RRA 2025. The most-used grounds in routine practice:

Key change: Ground 8 (mandatory rent arrears) threshold rose from 2 months to 3 months under the RRA 2025. This is a meaningful tenant protection.

Schedule 2: https://www.legislation.gov.uk/ukpga/1988/50/schedule/2

5. Tenant’s Notice Period

The 2 months notice under APT is statutory — it cannot be shortened by contract. The tenant is more flexible than under an AST fixed term but less flexible than under a typical AST periodic 1-month notice. The number is fixed by statute.

6. Rent Increases — Contractual Escalator Is Dead

Under an AST

A landlord could include a rent escalator clause (“rent increases by RPI + 2% on each anniversary”) and the clause was binding contract.

Under an APT

Contractual rent escalators are unenforceable. The only lawful route to a rent increase is a Section 13 notice (HA 1988, s.13):

• Maximum once every 12 months
• 2 months minimum notice
• Tenant may challenge at the First-tier Tribunal (Property Chamber) within the notice period
• The Tribunal sets the rent at open-market level

This is the single biggest practical change for landlords with long-term tenancies. Every long-term let now needs an annual market-rent review served by Section 13, not an automatic escalator.

First-tier Tribunal: https://www.gov.uk/courts-tribunals/first-tier-tribunal-property-chamber

7. The New Pet Right

ASTs gave landlords absolute discretion on pets. APTs give tenants a statutory right to request, and require landlords to respond in writing and give reasons for any refusal. Insurance / surcharge routes replace the (prohibited) pet deposit.

See companion article: UK Pet Rights for Tenants: RRA 2025 Statutory Pet Right.

8. Conversion of Existing ASTs — 1 May 2026

On 1 May 2026, almost all existing ASTs convert automatically to APTs. The fixed term ends; Section 21 ceases to be available; new tenant rights apply.

Exception: A tenancy does not convert if a valid Section 21 or Section 8 notice was served before that date and possession proceedings have not concluded. Those tenancies remain ASTs until proceedings conclude.

Mandatory disclosure: Between 1 May and 31 May 2026, every existing landlord must give every named tenant a written Information Sheet explaining the new APT regime and the tenant’s rights.

Information Sheet (Government publication): https://www.gov.uk/government/publications/the-renters-rights-act-information-sheet-2026

9. What Does NOT Change

A surprising amount stays the same:

The compliance backbone is preserved. What changed is the end-of-tenancy mechanics and rent review mechanics.

10. Side-by-Side Walkthroughs

Walkthrough A — Landlord Wants Property Back to Sell

Walkthrough B — Tenant Wants to Leave

Walkthrough C — Rent Increase

11. The Compliance Bottom Line

For landlords:

1. Replace AST templates with APT-compliant templates.
2. Drop contractual rent escalators; serve Section 13 annually instead.
3. Plan possession recovery around Section 8 grounds and longer notice periods.
4. Issue the Information Sheet to every existing tenant in May 2026.
5. Update the pets clause to comply with the new statutory right.

For tenants:

1. You can leave on 2 months’ notice from day one.
2. The landlord can no longer evict without a reason.
3. Rent can only increase by Section 13 — and you can challenge it.
4. You have a statutory right to request a pet.
5. You receive an Information Sheet between 1 and 31 May 2026 confirming your new rights.

For both: the floor of compliance — deposit, Right to Rent, pre-tenancy pack, repair obligations, safety — is unchanged.

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Disclaimer

This article provides legal information, not legal advice. MmowW Scrib🐮 is a document preparation service operated by a licensed Gyoseishoshi (行政書士) office in Japan. We are not solicitors, barristers, or attorneys.

Sources

1. Renters’ Rights Act 2025: https://www.legislation.gov.uk/ukpga/2025/26/contents
2. Housing Act 1988: https://www.legislation.gov.uk/ukpga/1988/50/contents
3. Housing Act 1988, Schedule 2: https://www.legislation.gov.uk/ukpga/1988/50/schedule/2
4. Tenant Fees Act 2019: https://www.legislation.gov.uk/ukpga/2019/4/contents
5. RRA 2025 Information Sheet: https://www.gov.uk/government/publications/the-renters-rights-act-information-sheet-2026
6. First-tier Tribunal (Property Chamber): https://www.gov.uk/courts-tribunals/first-tier-tribunal-property-chamber