Understanding your rights as a landlord in an assured shorthold tenancy agreement is fundamental to successful property investment in the UK. Whether you’re a seasoned portfolio holder or considering your first buy-to-let purchase, knowing these essential rights can protect your investment whilst ensuring you remain compliant with current legislation.
At Prem Property, we’ve worked with hundreds of landlords across the United Kingdom, helping them navigate the complexities of rental agreements whilst providing guaranteed rent solutions that remove the uncertainty from property investment. In this comprehensive guide, we’ll explore the seven crucial rights every landlord should understand when entering into an assured shorthold tenancy.
What Is an Assured Shorthold Tenancy?
Before diving into your rights, let’s establish what an assured shorthold tenancy actually means. In England and Wales, an AST is the most common form of rental agreement for private residential properties. Since 28 February 1997, most new tenancies have automatically been assured shorthold tenancies unless specified otherwise.
An assured shorthold tenancy gives landlords the right to repossess their property after the fixed term has ended, provided they follow the correct legal procedures. According to recent Ministry of Housing data from early 2025, approximately 4.6 million households in England currently live in private rented accommodation, with the vast majority under AST agreements.
1. Your Right to Receive Rent Payments
This might seem obvious, but your fundamental right as a landlord is to receive the agreed rent payment on time and in full. The tenancy agreement should clearly specify:
- The amount of rent
- When it’s due (typically monthly in advance)
- The payment method
- Consequences of late payment
However, many landlords struggle with inconsistent rent payments, void periods, and the administrative burden of chasing tenants. Recent data from the National Residential Landlords Association indicates that roughly 7% of private landlords experienced rent arrears of more than two months in 2024.
This is where guaranteed rent solutions from providers like Prem Property become invaluable. With our service, you receive the Local Housing Allowance rate of rent plus incentives, with payments made directly to you regardless of whether the tenant pays. We also offer insurance cover, providing an additional layer of financial protection for your investment.
2. The Right to Regain Possession of Your Property
One of the most important rights within an assured shorthold tenancy is your ability to regain possession of your property. There are two main routes:
Section 21 Notice
Traditionally, landlords could use a Section 21 notice to end an assured shorthold tenancy without providing a reason, giving tenants two months’ notice. However, it’s worth noting that the government has announced plans to abolish Section 21 “no-fault” evictions as part of the Renters’ Rights Bill, which is progressing through Parliament in 2025.
Until this legislation receives Royal Assent, Section 21 remains valid, but landlords must ensure:
- The fixed term has ended
- Any deposit is protected in a government-approved scheme
- All required documentation has been provided
- At least two months’ notice is given
Section 8 Notice
A Section 8 notice allows you to evict tenants for specific grounds, such as rent arrears or anti-social behaviour. This route will become increasingly important once Section 21 is abolished.
With Prem Property’s 2-year AST agreements, you benefit from having council-provided tenants who are thoroughly vetted, reducing the likelihood of possession proceedings being necessary.
3. Your Right to Proper Tenant Referencing and Selection
You have the absolute right to choose who lives in your property, provided you don’t discriminate against protected characteristics under the Equality Act 2010. This includes conducting thorough tenant referencing, which should cover:
- Credit checks
- Employment verification
- Previous landlord references
- Right to rent checks (mandatory since 2016)
- Affordability assessments
According to HomeLet’s Rental Index for January 2025, the average UK rent reached £1,287 per month, making proper tenant selection more crucial than ever to ensure affordability and payment reliability.
When you work with Prem Property, this burden is lifted entirely. We provide council-sourced tenants who have already been through rigorous assessment processes, and we manage the entire tenancy on your behalf. You receive guaranteed rent at the LHA rate plus additional incentives, without the stress of tenant selection or management.
4. The Right to Access Your Property
Whilst tenants have the right to “quiet enjoyment” of the property, you retain the right to access your property for specific purposes:
- Conducting inspections (typically quarterly or biannually)
- Carrying out necessary repairs
- Showing the property to prospective tenants or buyers
However, you must provide at least 24 hours’ written notice except in genuine emergencies. Recent tribunal cases in 2024-2025 have emphasised the importance of respecting tenant privacy, with landlords who accessed properties without proper notice facing penalties.
The assured shorthold tenancy agreement should clearly outline the access arrangements. Professional management services handle these inspections whilst maintaining positive tenant relationships, something that becomes particularly valuable when dealing with longer-term tenancies.
5. Your Right to Protect and Return the Deposit
Since April 2007, all deposits taken for assured shorthold tenancies in England and Wales must be protected in a government-approved tenancy deposit protection scheme within 30 days. You have three options:
- Deposit Protection Service (DPS)
- MyDeposits
- Tenancy Deposit Scheme (TDS)
You have the right to retain all or part of the deposit for:
- Unpaid rent
- Damage beyond normal wear and tear
- Cleaning costs if the property wasn’t left in the same condition
- Other breaches of the tenancy agreement
Failure to protect deposits correctly can result in you being unable to serve a Section 21 notice and facing penalties of up to three times the deposit amount. According to TDS data from 2024, approximately 97% of deposit disputes are resolved through their alternative dispute resolution service without needing court intervention.
With guaranteed rent solutions, deposit-related complications are significantly reduced, as we handle all tenant-related financial matters directly.
6. The Right to Increase Rent
You have the right to increase rent on an assured shorthold tenancy, but you must follow the correct procedure. Rent increases can only occur:
- When the fixed term ends and you agree a new rent with the tenant
- During the tenancy if there’s a rent review clause in the agreement
- By serving a Section 13 notice (if the tenancy has become periodic)
The Renters’ Rights Bill currently progressing through Parliament in 2025 proposes limiting rent increases to once per year and giving tenants greater powers to challenge unfair increases at tribunal. Currently, rent increases must be “fair and realistic,” meaning in line with average local rents.
UK Finance data from February 2025 shows that average rents increased by 8.7% year-on-year, reflecting continued demand pressures in the rental market. However, with LHA-based guaranteed rent agreements, your rental income is stable and predictable, insulating you from market fluctuations whilst ensuring your tenant can afford the property long-term.
7. Your Right to Set Terms and Conditions
Within the bounds of legislation, you have considerable freedom to set reasonable terms and conditions in your assured shorthold tenancy agreement, including:
- Whether to allow pets (though the government is encouraging pet-friendly tenancies)
- Smoking policies
- Subletting restrictions
- Garden maintenance responsibilities
- Decoration limitations
However, any terms must be fair and not create significant imbalance between your rights and the tenant’s rights. The Consumer Rights Act 2015 allows unfair terms to be challenged and potentially deemed unenforceable.
In 2025, the trend is towards more tenant-friendly regulations. The Renters’ Rights Bill proposes making it illegal to have blanket bans on tenants with children or those receiving benefits. Landlords who work with professional management services stay ahead of legislative changes and ensure their agreements remain compliant and enforceable.
Understanding Your Responsibilities Alongside Your Rights
Rights come with responsibilities, and understanding both is essential for successful landlord-tenant relationships. Your key responsibilities include:
- Ensuring the property meets the Decent Homes Standard
- Maintaining gas and electrical safety certificates
- Providing an Energy Performance Certificate (EPC) rated E or above
- Protecting deposits within legal timeframes
- Carrying out necessary repairs within reasonable timeframes
- Not harassing or illegally evicting tenants
The Housing Health and Safety Rating System (HHSRS) requires properties to be free from serious hazards. Local authorities conducted over 12,000 enforcement actions against non-compliant landlords in 2023-2024, highlighting the importance of maintaining standards.
When responsibilities feel overwhelming, particularly for landlords with multiple properties or those living far from their rental investments, guaranteed rent solutions offer genuine relief. Prem Property manages all aspects of the tenancy, ensuring compliance whilst removing the administrative burden from your shoulders.
How Guaranteed Rent Transforms Your Landlord Experience
Traditional assured shorthold tenancies can create stress and uncertainty. Void periods, problematic tenants, maintenance calls at inconvenient times, and constantly changing regulations can make property investment feel like a second job rather than a passive income stream.
Prem Property offers a comprehensive guaranteed rent solution that addresses these challenges whilst preserving your essential rights as a property owner:
Government Rent Guarantee: Receive consistent rental income based on Local Housing Allowance rates, eliminating void periods and arrears concerns.
2-Year AST Agreements: Benefit from longer-term stability with professionally managed tenancies that reduce turnover costs.
Council-Provided Tenants: We work directly with local authorities to source reliable tenants, reducing vetting time and improving tenancy outcomes.
LHA Rate Plus Incentives: Receive competitive rental income that reflects local market rates with additional incentives for participating landlords.
Direct Rent Payments: Money flows directly to you without delays or complications, providing reliable cash flow for mortgage payments and investment planning.
Insurance Cover: Additional protection gives you peace of mind, knowing your investment is safeguarded against unexpected circumstances.
The Future of Assured Shorthold Tenancies
The rental landscape is evolving rapidly in 2025. The Renters’ Rights Bill represents the most significant shake-up of the private rental sector in a generation, with key proposals including:
- Abolishing Section 21 “no-fault” evictions
- Making all tenancies periodic from the start
- Strengthening Section 8 possession grounds
- Preventing rental bidding wars
- Creating a Private Rented Sector Database
- Introducing Decent Homes Standard for private rentals
Whilst these changes aim to improve tenant security, they also create additional complexity for landlords. Working with experienced property professionals who understand both your rights and evolving responsibilities becomes increasingly valuable.
According to the English Private Landlord Survey 2024, approximately 19% of landlords were considering selling properties in the next year due to regulatory concerns. However, those working with guaranteed rent providers reported higher satisfaction and were more likely to maintain or expand their portfolios.
Making Informed Decisions About Your Property Investment
Understanding your seven essential rights within an assured shorthold tenancy empowers you to make informed decisions about your property investment strategy. Whether you choose traditional letting arrangements or explore guaranteed rent solutions, knowing these rights provides the foundation for successful landlording.
The key questions every landlord should ask themselves are:
- Am I maximising my rental income whilst minimising stress?
- Do I have the time and expertise to manage tenancies compliantly?
- Am I protected against void periods and non-payment?
- Is my current arrangement sustainable as regulations evolve?
If you’re uncertain about any of these answers, it might be time to explore alternative solutions.
Take Control of Your Property Investment Today
At Prem Property, we’ve helped countless landlords across the United Kingdom transform their property investments from sources of stress into genuine passive income streams. Our guaranteed rent solution respects and preserves your fundamental rights as a property owner whilst removing the daily management burden.
With government rent guarantees, 2-year AST agreements, council-provided tenants, LHA-rate rental income plus incentives, direct payments, and comprehensive insurance cover, we offer a complete solution for modern landlords who want security without sacrifice.
Ready to discover how guaranteed rent could work for your property? Contact Prem Property today for a no-obligation consultation. Our team will assess your property, explain how our service works, and show you exactly how much guaranteed monthly income you could receive.
Don’t let uncertainty hold your investment back. Join the growing number of UK landlords who’ve discovered that guaranteed rent isn’t just a service—it’s a solution that protects your rights whilst securing your financial future.
Contact Prem Property now and transform your landlord experience.