Landlord Advice UK Tenant Eviction Service For Landlords

Assured Tenancy

An assured tenancy offers tenants significant security of tenure, making the eviction process for landlords more complex. This guide explains how landlords can legally regain possession of their property under an assured tenancy and outlines the notice requirements, grounds for possession, and court procedures.

What is an Assured Tenancy?

A tenancy is typically an assured tenancy if:

• The landlord provided written notice to the tenant that it is an assured tenancy.
• The tenant moved into the tenancy with the same landlord and was an assured tenant under their previous agreement.
• The tenancy began between 15 January 1989 and 27 February 1997, and the landlord did not provide a written agreement or a Section 20 notice designating it as an assured shorthold tenancy (AST).

Unlike ASTs, an assured tenancy has no fixed term. It is an indefinite tenancy (or lifetime tenancy) and can only be terminated under specific circumstances, such as a breach of tenancy obligations or if the landlord relies on certain legal grounds.

When Can an Assured Tenancy Be Terminated?

An assured tenancy can be terminated where a ground for possession applies under Schedule 2 of the Housing Act 1988 which sets out all of the grounds on which the landlord may terminate the tenancy. Those grounds include:

1. Where the landlord requires possession to sell the property. 
2. Where the landlord or a member of the landlords immediate family requires possession to move into the property. 
3. Rent arrears. 
4. Damage to property.
5. Anti-social behaviour. 
6. Any other breach of the terms of the tenancy. 

Assured Tenancy to Become Assured Periodic Tenancy

The Renters’ Rights Act 2025 introduces significant reforms to the tenancy system in England, including major changes to assured tenancies. One of the key reforms is the move towards a single system of assured periodic (rolling) tenancies.

This means that the eviction procedure for assured tenancies (which have or will become assured periodic tenancies) is the 3 step eviction procedure:

1. Serve a section 8 notice upon the tenants setting out applicable grounds for possession.
2. Issue a possession claim and obtain a possession order.
3. Issue a warrant for possession to enforce the possession order.

Assured Tenancies Becoming Assured Periodic Tenancies

Under the new legislation, most assured tenancies will become assured periodic tenancies. This means that tenancies will no longer operate on a traditional fixed-term basis and will instead continue on a rolling basis until brought to an end lawfully by either party.

The reforms introduce a simpler tenancy structure by ensuring:

• All new assured tenancies will be periodic from the outset
• Existing assured tenancies will transition into assured periodic tenancies
• Tenants will have increased security and flexibility
• Landlords will only be able to recover possession using statutory grounds

Abolition of Section 21 Evictions

The Renters’ Rights Act also abolishes Section 21 ‘no-fault’ evictions.

Landlords will no longer be able to terminate tenancies without relying on a legal ground for possession. Instead, possession claims must be brought using the revised Section 8 grounds.

The updated grounds for possession include circumstances such as:

• Rent arrears
• Anti-social behaviour
• Breach of tenancy obligations
• The landlord intending to sell the property
• The landlord or a close family member wishing to occupy the property

Implementation Dates

The reforms are being introduced in stages depending on the type of tenancy and landlord.

Changes From 1 May 2026

From 1 May 2026, the new tenancy framework applies to:

• The private rented sector
• Market rent homes
• Assured tenancies where the landlord is not a Private Registered Provider (PRP)

Where the tenancy falls within these categories:

• Assured tenancies will become assured periodic tenancies
• Section 21 notices will be abolished
• The revised possession grounds will apply

Social Housing and Private Registered Providers (PRPs)

For assured tenancies of social housing provided by PRPs, the reforms will not take effect until October 2027.

A “social housing assured tenancy” generally refers to an assured tenancy of social housing granted by a Private Registered Provider, including most low-cost rental accommodation let below market rent.

Until October 2027, PRPs must continue to follow the existing rules that applied before 1 May 2026, including:

• Using the existing Section 8 and Section 21 procedures where applicable
• Using the current prescribed forms
• Following the current possession grounds and notice periods

Changes From October 2027

From October 2027, the Renters’ Rights Act reforms will apply fully to assured tenancies of social housing provided by PRPs.

At that stage:

• Existing assured tenancies will become assured periodic tenancies
• Section 21 evictions will be abolished
• Updated possession grounds will apply
• PRPs will be required to provide prescribed written information at the start of tenancies

The reforms will apply to various forms of social housing, including:

• Social rent properties
• Affordable rent homes
• Intermediate rent accommodation
• Supported housing
• Temporary accommodation
• Rent to Buy properties

Rent Increases Under the New Regime

From October 2027, PRPs will be able to increase rent using the new Section 13A process.

This will allow:

• Rent increases during the first 52 weeks of a tenancy
• Further increases no more than once every 52 weeks thereafter
• Increases provided at least one month’s notice is given

Unlike private landlords, PRPs will still be permitted to rely on rent review clauses within tenancy agreements.

Shared Ownership Leases

From 27 December 2025, leases granted for more than 21 years — including most shared ownership leases — are excluded from the assured tenancy regime.

As a result, the Renters’ Rights Act tenancy reforms will not directly apply to shared ownership leases, although they may still affect cases where shared owners sublet their homes.

What Landlords Should Do Now

Landlords should begin preparing for the transition to assured periodic tenancies by:

• Reviewing tenancy agreements
• Updating possession procedures
• Understanding the revised Section 8 grounds
• Reviewing rent increase procedures
• Ensuring compliance with new notice and information requirements

The move to assured periodic tenancies represents one of the most substantial changes to residential tenancy law in recent years, and landlords should ensure they are fully prepared for the new regime.