Types of Tenancy in the UK
In the United Kingdom, renting a home involves a legal agreement known as a tenancy.
This agreement sets out the rights and responsibilities of both the landlord and the tenant, including how long the tenant can live in the property, how much rent is paid, and how the tenancy can be ended.
There are several different types of tenancy in the UK, each offering different levels of security and flexibility.
Assured Shorthold Tenancy (AST)
For many years, the Assured Shorthold Tenancy (AST) has been the most common form of tenancy in England.
ASTs were typically granted for a fixed term, usually six or twelve months, after which they could become periodic (rolling month-to-month).
Under an AST, tenants have the right to live in the property as their main home, while landlords must meet legal duties such as protecting deposits and maintaining the property to a safe standard.
However, under the Renters’ Rights Act, all ASTs will be abolished and replaced with assured periodic tenancies from 1 May 2026, marking a major change in the private rented sector.
Assured Periodic Tenancy
From May 2026, the default tenancy for private renters in England will be the Assured Periodic Tenancy (APT).
Unlike ASTs, these tenancies do not have a fixed end date and instead run on a rolling basis from the start.
Tenants will be able to leave by giving notice at any time, while landlords will only be able to regain possession under specific legal grounds.
This change is intended to provide greater security for tenants while maintaining clear legal processes for landlords. Most private renters will fall under this tenancy type unless an exception applies, such as holiday lets.
Assured Tenancy
An Assured Tenancy provides tenants with stronger long-term security than an AST.
These tenancies were more common before 1997 and are often associated with housing associations.
Tenants can usually remain in the property indefinitely as long as they comply with the tenancy conditions, and landlords can only evict tenants using specific legal grounds. While new assured tenancies are now rare in the private sector, many still exist.
Regulated (Protected) Tenancy
A Regulated Tenancy, also known as a protected tenancy, generally applies to tenancies that began before 15 January 1989.
These tenancies offer some of the strongest legal protections available to tenants. Rent levels are controlled by a rent officer, and tenants have significant protection against eviction.
Although no new regulated tenancies can be created, they remain important in older housing stock, particularly in cities such as London.
Excluded Tenancy or Licence
An Excluded Tenancy or Licence usually applies when a tenant shares living accommodation with their landlord, such as in a lodger arrangement.
Because the landlord lives in the property and shares facilities, the occupier has fewer legal rights. For example, landlords typically only need to give “reasonable notice” to end the agreement, and deposit protection rules do not apply.
Other Tenancy Types
There are also specialist tenancies in the UK, including agricultural tenancies, non-assured tenancies, and business tenancies.
These apply in specific circumstances, such as when housing is tied to employment or when the property is not the tenant’s main home. Legal rights and protections vary widely depending on the tenancy type.
The UK rental market includes a variety of tenancy types designed to suit different housing situations.
While assured shorthold tenancies have historically dominated the private rented sector, reforms coming into force in 2026 will shift most renters onto assured periodic tenancies, increasing tenant security.
Understanding these tenancy types helps ensure that both tenants and landlords are aware of their rights and responsibilities within the UK housing system.