Understanding Long-Term and Short-Term Tenant Rights in England

If you rent your home in England, knowing the difference between long-term and short-term tenant rights can help you feel more secure. From eviction rules to deposit protection, English law offers different protections depending on the type and length of your tenancy. This guide explains the key rights and responsibilities for both types so you can make informed decisions and handle problems with confidence.

What Is a Short-Term vs. Long-Term Tenancy?

Tenancy agreements in England are mainly covered by the Housing Act 1988. Most renters are either on an Assured Shorthold Tenancy (AST) or, less commonly, an Assured Tenancy or a regulated (protected) tenancy.

• Short-term tenancy: Usually an AST lasting 6–12 months or periodic (week-by-week or month-by-month).
• Long-term tenancy: An AST or Assured Tenancy lasting years, including renewals or where tenants have lived continuously for a longer period.
• Regulated (protected) tenancies: Older agreements started before 15 January 1989, mostly now rare.

Different rules may apply depending on how long you've been in the property and what type of tenancy agreement you have.

Key Rights for Short-Term Tenants

If your agreement is an AST for six months to a year, you have certain legal rights:

• Notice periods: Your landlord must give at least two months’ written notice (using a Form 6A) to end the tenancy after the fixed term.
• Deposit protection: Any deposit must be placed in a government-approved scheme (learn about tenancy deposit protection).
• Rent increases: Your rent can only be increased using the correct process, typically with a formal notice.

Landlords can use a Section 21 Notice (Form 6A) if they want to end the tenancy after the fixed term, for any reason, provided procedures are followed:

• Form Name & Number: Notice Seeking Possession (Form 6A)
• When & How Used: Given by a landlord to end an AST after the fixed period or during a periodic tenancy. For example, if your annual AST expires, your landlord must serve you a valid Form 6A with at least two months’ notice.
• Official Form 6A (Section 21 Notice)

Long-Term Tenants: Additional Protections

Remaining in a rental property past the initial term, or living there for many years, can unlock extra protections underpinning stability and fairness:

• Longer notice periods: If your agreement is an Assured Tenancy or you’re a regulated tenant (pre-1989), you may be entitled to a longer notice or may only be evicted for specific reasons.
  See Eviction Notice Guidance.
• Rent increases: Long-term tenants have rights to challenge unfair rent increases. For ASTs, your landlord must use Form 4 to propose a rent increase in periodic tenancies.
  
  • Form Name & Number: Notice of Increase of Rent Under an Assured Periodic Tenancy (Form 4)
  • When & How Used: Used by landlords to notify you of a proposed rent increase after the initial AST has expired and gone periodic. For example, you can challenge this notice by applying to a tribunal.
  • Official Form 4
• Challenging eviction and rent increases: You can apply to the First-tier Tribunal (Property Chamber) if you believe a rent increase is unfair or an eviction notice is invalid.

Staying longer can sometimes entitle you to greater stability and the right to ask for repairs or adjustments. Your landlord cannot evict you without a court order and following correct procedures as set out in the Housing Act 1988^[1].

Key Differences: At a Glance

• Notice requirements: More robust for long-term or regulated tenants
• Eviction grounds: More limited for long-term/regulated; ASTs can be ended more easily, subject to correct procedures
• Rent controls: Regulated tenancies may enjoy rent restrictions; ASTs and Assured Tenancies have set procedures to challenge increases

Tip: Always check your tenancy agreement and if unsure, get independent advice before signing or responding to formal notices.

How to Challenge a Rent Increase

If you receive a Form 4 proposing a rent increase and believe it is unjust, you can challenge this by applying to the First-tier Tribunal (Property Chamber).

• Check the notice for correct details and timeframes.
• Write to your landlord if you object to the proposed increase.
• Apply to the tribunal before the new rent takes effect.
• Application Form (Rent 1): Rent Assessment for Tenants
• First-tier Tribunal (Property Chamber)

What to Do if Your Landlord Serves an Eviction Notice

Notices must follow the Housing Act 1988 rules precisely. If you receive a Section 21 (Form 6A) or Section 8 notice:

• Read the form to check it is complete and gives the correct timeframe.
• Ask for clarification if you believe there is a mistake.
• You may be able to challenge an invalid notice via the court or tribunal.

FAQ: Tenant Rights for Different Tenancy Lengths

1. What’s the main difference between long-term and short-term tenant rights in England?
   Long-term tenants, especially those with Assured Tenancies or regulated agreements, often have more protections against eviction and rent increases compared to those on short fixed-term ASTs.
2. How can I know what type of tenancy I have?
   Check your signed agreement and the start date. If your tenancy began after 15 January 1989 and is for your main home, it is most likely an Assured Shorthold Tenancy (AST).
3. What is the role of the First-tier Tribunal (Property Chamber)?
   This tribunal handles disputes over rent increases and some eviction issues. Tenants can apply if they believe a notice or rent rise is unfair.
4. Can my landlord ask me to leave before my fixed-term ends?
   Usually only if you break the agreement and the landlord serves a valid Section 8 notice, or in rare cases listed by law.
5. What official forms should I expect for eviction or rent increase?
   For most ASTs, landlords must use Form 6A for no-fault eviction and Form 4 to increase rent on a periodic tenancy.

Need Help? Resources for Renters

• Private Renting: Official GOV.UK guide
• First-tier Tribunal (Property Chamber) – England
• Tenancy Deposit Protection Information
• GOV.UK: Renting Guidance and Support

---

1. Housing Act 1988

Categories

Tenant Rights & Responsibilities Rent, Deposits & Increases Tenancy Types & Agreements Moving In & Out Procedures Repairs, Maintenance & Housing Standards Eviction Notices & Repossessions Shared Housing, HMOs & Lodgers Discrimination, Harassment & Accessibility Utilities, Bills & Council Tax Affordable Housing, Social Housing & Benefits Dispute Resolution & Housing Tribunals Health, Safety & Fire Regulations Privacy, Landlord Entry & Surveillance Unusual & Special Tenancy Situations Renters’ Insurance & Liability Homelessness Support & Post-Eviction Help Landlord Duties, Licensing & Penalties Housing Law, Legal Updates & Case Studies Mental Health, Disability & Vulnerable Renters’ Rights Rent Repayment Orders & Compensation