UK Residential Tenancy Glossary: APT, AST, PRS, Section 21

A working vocabulary for English residential tenancy law in the post-RRA 2025 world. Each term is defined with reference to the Housing Act 1988, the Renters’ Rights Act 2025, or related legislation.

A — F

APT (Assured Periodic Tenancy). The single tenancy structure for English private residential lettings from 1 May 2026 under the Renters’ Rights Act 2025. Periodic from day one; no fixed term longer than one month; tenant may give 2 months’ written notice; landlord may seek possession only via Section 8. RRA 2025: https://www.legislation.gov.uk/ukpga/2025/26/contents.

AST (Assured Shorthold Tenancy). The pre-1 May 2026 default tenancy under the Housing Act 1988. Abolished by RRA 2025, s.1. All existing ASTs convert automatically to APTs on 1 May 2026.

Bond / Deposit. A sum paid by the tenant as security against breach of tenancy obligations. Capped at 5 weeks’ rent (annual rent < £50,000) or 6 weeks’ rent (annual rent ≥ £50,000) by the Tenant Fees Act 2019, Sch. 1.

CP12. Gas Safety Certificate issued under the Gas Safety (Installation and Use) Regulations 1998, Reg. 36. Annual inspection required if any gas appliance.

Deposit Protection Service (DPS). One of three government-authorised tenancy deposit schemes. Operates both custodial (free) and insured options. https://www.depositprotection.com/.

Discretionary ground. A Section 8 ground where the court may order possession only if it considers it reasonable, having regard to all the circumstances. Examples: Ground 10, 11, 12, 14.

EICR (Electrical Installation Condition Report). Required every 5 years under the Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020.

EPC (Energy Performance Certificate). Energy efficiency rating required for marketing and letting. Minimum band E. Valid 10 years. https://www.gov.uk/buy-sell-your-home/energy-performance-certificates.

First-tier Tribunal (Property Chamber). Tribunal hearing rent disputes, leasehold disputes, and challenges to Section 13 rent increases. https://www.gov.uk/courts-tribunals/first-tier-tribunal-property-chamber.

G — N

Ground 1. Mandatory Schedule 2 ground — landlord or close family member intends to occupy. 4 months’ notice.

Ground 1A. Mandatory Schedule 2 ground — landlord intends to sell. 4 months’ notice. Cannot be used in first 12 months; no re-let for 12 months after.

Ground 6. Mandatory Schedule 2 ground — demolition or substantial works requiring vacant possession. 4 months’ notice.

Ground 8. Mandatory rent-arrears ground — 3 months’ arrears at notice and at hearing (or 13 weeks if rent paid weekly/fortnightly). 4 weeks’ notice.

Ground 14. Discretionary ground — anti-social behaviour. Immediate notice.

HMO (House in Multiple Occupation). Property occupied by 3+ people in 2+ households (large HMO: 5+ in 2+ households, requiring mandatory licensing under Housing Act 2004, Part 2).

How to Rent. Government guide that must be given to the tenant before tenancy. https://www.gov.uk/government/publications/how-to-rent.

Information Sheet. Document required under RRA 2025 to be served on every existing tenant during the 1–31 May 2026 transition window. https://www.gov.uk/government/publications/the-renters-rights-act-information-sheet-2026.

Mandatory ground. A Section 8 ground where the court must order possession if proven. Examples: Ground 1, 1A, 2, 6, 7A, 8.

MyDeposits. One of three government-authorised tenancy deposit schemes. https://www.mydeposits.co.uk/.

O — Z

Periodic tenancy. A tenancy that runs from period to period (week, month) without a fixed end. Default structure under RRA 2025.

Possession order. Court order requiring the tenant to vacate. Can be outright (typically 14 days), suspended (on conditions), or refused.

Prescribed Information. The deposit protection disclosure required under Housing Act 2004, s.213(5)–(6) and the Housing (Tenancy Deposits) (Prescribed Information) Order 2007. Must be served within 30 days of deposit receipt.

PRS (Private Rented Sector). The private rental market for residential properties — distinct from social housing (council and housing association).

PRS Exemptions Register. Register of properties exempt from the EPC band E minimum (e.g. listed buildings where works would damage character).

Rent Repayment Order (RRO). Order under Housing and Planning Act 2016 requiring repayment of up to 12 months’ rent for unlicensed letting, breach of banning order, or non-protection of deposit.

Right to Rent. Immigration Act 2014 obligation to verify occupier immigration status before tenancy begins. https://www.gov.uk/landlord-immigration-check.

Schedule 2. The schedule to the Housing Act 1988 specifying grounds for possession. Reformed by RRA 2025; now contains 37 grounds. https://www.legislation.gov.uk/ukpga/1988/50/schedule/2.

Section 8 notice. Notice citing grounds for possession under Schedule 2. The only route to landlord-initiated termination after 1 May 2026.

Section 11. Landlord and Tenant Act 1985, s.11. Implies into every short residential tenancy a non-excludable repair covenant on the landlord.

Section 13 notice. Notice of rent increase under Housing Act 1988, s.13. Maximum once every 12 months; 2 months’ notice. The only lawful route to a rent increase under an APT.

Section 21 notice. The “no-fault” notice — abolished from 1 May 2026 by RRA 2025, s.2.

Selective licensing. Council-designated mandatory licensing area under Housing Act 2004, Part 3. All private lettings within the area require a licence.

TDS (Tenancy Deposit Scheme). One of three government-authorised tenancy deposit schemes. https://www.tenancydepositscheme.com/.

Tenant Fees Act 2019. Act prohibiting most tenant fees and capping the deposit and holding deposit. https://www.legislation.gov.uk/ukpga/2019/4/contents.

Conclusion

Mastery of these terms is the foundation for navigating the post-RRA 2025 English tenancy landscape. The shift from ASTs to APTs, the abolition of Section 21, and the reformed Schedule 2 grounds are the core changes — everything else (deposits, repairs, safety) flows from a stable framework largely unchanged in substance.

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Disclaimer

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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. Tenant Fees Act 2019: https://www.legislation.gov.uk/ukpga/2019/4/contents