Tenancy Agreement (AST)
Create an assured shorthold tenancy for a home in England & Wales — in pounds, with the deposit rules built in. Fill it in below and download a print-ready PDF. Free, no signup.
What UK law requires · England & Wales · as of 2026
- Max deposit
- 5 weeks’ rent (under £50k/yr)
- Deposit protection
- In a scheme within 30 days
- Type
- Assured shorthold tenancy
Source: Tenant Fees Act 2019 & Housing Act 2004 · gov.uk deposit protection ↗. Rules change — confirm before you rely on it.
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Assured Shorthold Tenancy Agreement
England & Wales
This Agreement is made on __________ between __________ ("the Landlord") and __________ ("the Tenant") for the property at __________ ("the Property").
Term. A fixed term of ____ months beginning on __________, as an assured shorthold tenancy under the Housing Act 1988.
Rent. £______ per month, payable __________ . Deposit. The Tenant pays a deposit of £______, to be protected in the __________ within 30 days, with prescribed information given to the Tenant.
The Tenant shall pay the rent, keep the Property in good order, and allow reasonable access on notice. The Landlord shall keep the structure and installations in repair per the Landlord and Tenant Act 1985. This Agreement is governed by the law of England & Wales.
Generated with SealFormsReflects England & Wales law · verified 2026
Before you let in England & Wales
As well as the tenancy, a landlord must protect the deposit in a government-approved scheme, provide a valid EPC, a gas safety certificate, the How to Rent guide, and check the tenant’s Right to Rent. Getting these right also protects your ability to serve a Section 21 notice later.
What to include
- Landlord and tenant names, and the property address
- The fixed term, the monthly rent and when it’s due
- The deposit (within the 5-week cap) and which scheme protects it
- Repair, access and conduct obligations
- Signatures of the landlord and each tenant
Frequently asked questions
What is an assured shorthold tenancy (AST)?
An AST is the standard type of residential tenancy in England & Wales for most private lets. It gives the tenant the right to live in the property for a fixed term (often 6 or 12 months) and sets out the rent, deposit, and each side’s responsibilities. This template creates an AST.
How much deposit can a landlord take?
Under the Tenant Fees Act 2019, the deposit is capped at 5 weeks’ rent where the annual rent is under £50,000 (6 weeks if it’s £50,000 or more). Charging more is not allowed. Enter your figure in the form and keep it within the cap. See our GOV.UK-sourced study of the deposit rules at sealforms.com/uk/tenancy-deposit-rules/ for the full picture.
Do I have to protect the deposit?
Yes. By law you must protect an AST deposit in a government-approved Tenancy Deposit Scheme (DPS, MyDeposits, or TDS) within 30 days of receiving it, and give the tenant the prescribed information. If you don’t, the tenant can claim up to 3× the deposit and you may be unable to serve a Section 21 notice.
Is this tenancy agreement legally valid?
A written AST signed by the landlord and tenant that sets out the property, term, rent, and deposit is generally valid in England & Wales. This is a general template, not legal advice — for HMOs, lodgers, company lets, or unusual situations, take advice from a solicitor or your local council.