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England, United Kingdom

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Tenancy Agreement (England)

Create a tenancy agreement for a home in England as anassured periodic tenancy — the type most new private lets have been since 1 May 2026 — in pounds, with the deposit rules built in. Fill it in below and download a print-ready PDF. Free, no signup.

Reflects current England rules · 2026Official source linkedFree PDF · no signup · nothing uploaded

Looking for an AST template? They no longer apply

England: the Renters’ Rights Act 2025 abolished assured shorthold tenancies on 1 May 2026. New private tenancies are assured periodic tenancies with no end date, most existing ASTs converted automatically, and “no fault” section 21 evictions ended. GOV.UK overview for landlords ↗

Wales: ASTs could not be used from 1 December 2022; private lets use a standard occupation contract under the Renting Homes (Wales) Act 2016. This template is not for Wales —see GOV.WALES ↗.

What the law requires · England · from 1 May 2026

Type
Assured periodic tenancy — no end date
Max deposit
5 weeks’ rent (under £50k/yr)
Deposit protection
In a scheme within 30 days
Rent in advance
Max 1 month — none before signing
Tenant’s notice to leave
2 months (less only if agreed in writing)
Rent increases
Once a year, Form 4A, 2 months’ notice

Sources: GOV.UK Renters’ Rights Act overview ↗ ·GOV.UK guide for landlords ↗ ·deposit protection ↗. Rules change — confirm before you rely on it.

Includes the written information you must give before signing

Since 1 May 2026, a landlord in England must give the tenant certain written information before the tenancy is agreed (Housing Act 1988, section 16D) — or risk a fine of up to £7,000. GOV.UK expects most landlords to put it in the tenancy agreement, and this template does: your postal address for notices, the rent and any bills, how either side can end the tenancy, prior notice of possession grounds you may use, and the statements on fitness for human habitation, repairs, electrical and gas safety, disability adaptations and pets.

Give the tenant the completed agreement before you both sign it. It is written for a private landlord letting a home in England on an assured tenancy — not for supported accommodation, social housing or lodgers. Check it againstGOV.UK’s written-information guidance ↗.

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Tenancy Agreement

Assured periodic tenancy · England

Parties. This Agreement is made on __________ between __________ ("the Landlord") and __________ ("the Tenant"; where there is more than one, each of them).

Landlord’s address for notices. Notices (including notices in proceedings) may be served on the Landlord by the Tenant at this address in England and Wales: __________ .

Property and tenancy. The Landlord lets the property at __________ ("the Property") to the Tenant. The Tenant is first entitled to possession on __________. This is an assured periodic tenancy under the Housing Act 1988, as amended by the Renters’ Rights Act 2025, with monthly rent periods. It has no fixed end date.

Rent. The rent is £______ per month, due __________ . If the Landlord makes a new proposal to increase the rent, the Landlord will serve a notice on the Tenant in accordance with section 13 of the Housing Act 1988.

Bills. No bills are included in the rent.

The Tenant ending the tenancy. The Tenant may end the tenancy by giving the Landlord written notice of at least two months, ending on the day rent is due or the day before. A shorter notice period agreed later is valid only if agreed in writing between the Landlord and every Tenant.

The Landlord ending the tenancy. In most circumstances, the Landlord will only be able to end the tenancy by obtaining an order for possession from the court and the execution of that order. To seek an order for possession, the Landlord (or a joint landlord) will usually need to serve a possession notice on the Tenant, using the correct form and specifying the ground or grounds for possession relied on. The minimum notice period before court proceedings can begin depends on the ground or grounds used.

Fitness for human habitation. Section 9A of the Landlord and Tenant Act 1985 places the Landlord under an obligation to ensure that the Property is fit for human habitation, to the extent required by that section.

Repairs. Section 11 of the Landlord and Tenant Act 1985 places the Landlord under an obligation, to the extent required by that section: (a) to keep in repair the structure and exterior of the Property; (b) to keep in repair and proper working order the installations in the Property for the supply of water, gas and electricity and for sanitation; and (c) to keep in repair and proper working order the installations in the Property for space heating and heating water.

Electrical safety. Regulation 3 of the Electrical Safety Standards in the Private Rented Sector and Social Rented Sector (England) Regulations 2020 places the Landlord under an obligation: (a) to ensure that the electrical safety standards are met during any period when the Property is occupied under this tenancy; (b) to ensure that the electrical installations in the Property are inspected and tested by a qualified person at least every five years, or more often if the most recent inspection and testing report requires it; and (c) to obtain a report giving the results and the date by which the next inspection and test is required, and to supply a copy of that report to the Tenant.

Gas safety. Regulation 36 of the Gas Safety (Installations and Use) Regulations 1998 places the Landlord under an obligation: (a) to ensure that any relevant gas fitting, and any flue which serves a relevant gas fitting, is maintained in a safe condition; (b) to ensure that each appliance and flue to which that duty extends is checked for safety by, or by an employee of, a member of a class of persons approved by the Health and Safety Executive (a Gas Safe registered engineer), at intervals determined in accordance with those Regulations; and (c) to obtain a report of each check, including the date by which the next check is required, and to give a copy to each Tenant.

Disability adaptations. Under section 190 of the Equality Act 2010, the Landlord must not unreasonably withhold consent to a request by the Tenant to make an improvement to the Property if a disabled person occupies, or intends to occupy, the Property as their only or main home, and the improvement would, having regard to the disability, help that person to enjoy the Property as their only or main home. Section 190 does not apply where the tenancy already contains terms that do a similar thing. “Disabled person” is defined in section 6 of the Equality Act 2010, and “improvement” in section 190(9) of that Act.

Pets. The Tenant may keep a pet at the Property if the Tenant asks to do so in line with section 16A of the Housing Act 1988 and the Landlord gives consent. The Landlord cannot unreasonably refuse consent.

General. The Tenant shall pay the rent, use the Property in a tenant-like manner, and allow the Landlord reasonable access on notice. Nothing in this Agreement limits the Landlord’s obligations above. This Agreement is governed by the law of England and Wales.

Landlord signature / date
Tenant signature / date

Generated with SealFormsIncludes the section 16D written information · England · 2026

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    Before you let in England

    As well as the tenancy agreement, a landlord must protect the deposit in a government-approved scheme, provide a valid EPC, a gas safety certificate if there is gas, a copy of the electrical safety report, working smoke and carbon monoxide alarms, and check the tenant’s Right to Rent(GOV.UK ↗). Landlords whose written AST existed before 1 May 2026 had to give their tenants theRenters’ Rights Act Information Sheet ↗by 31 May 2026 — different rules apply to verbal tenancies and where a section 21 or section 8 notice had already been served.

    The only bills you can ask a tenant to pay you for separately are council tax, utilities (electricity, gas or other fuel, water, sewage), a TV licence, communication services (phone, internet, cable or satellite TV) and green deal payments — asking for money for anything else can break the law. For more than two tenants, add a signature line for each: a shorter notice period is only valid if every tenant agrees to it in writing.

    What to include

    • Every landlord and tenant name, the property address and your postal address for notices
    • The start date — the tenancy is periodic, so there is no end date
    • The rent, when it’s due, and the statement that increases follow section 13
    • Any bills included in the rent, or paid to you separately
    • The deposit (within the 5-week cap) and which scheme protects it
    • How the tenant and the landlord can end the tenancy, and prior notice of any grounds you may use
    • The statements on fitness for habitation, repairs, electrical and gas safety, disability adaptations and pets
    • Signatures of the landlord and each tenant

    Frequently asked questions

    Can I still use an assured shorthold tenancy (AST)?

    Not for a new let in England. The Renters’ Rights Act 2025 abolished assured shorthold tenancies on 1 May 2026: new private tenancies are assured periodic tenancies that run on a rolling basis (for example, monthly), and most existing ASTs became assured periodic tenancies automatically on that date. In Wales, ASTs could not be used from 1 December 2022 — they were replaced by occupation contracts under the Renting Homes (Wales) Act 2016. This template creates an assured periodic tenancy for a home in England.

    Can the tenancy have a fixed term or an end date?

    No. Since 1 May 2026 it is no longer possible to have an assured tenancy agreement with an end date in England. The tenant can end the tenancy by giving notice — you cannot require more than 2 months, and you can agree less. A landlord who wants the property back needs a legal reason — a ground for possession — and must serve a section 8 notice; the “no fault” section 21 route no longer exists.

    How much deposit can a landlord take?

    Under the Tenant Fees Act 2019 (as amended by the Renters’ Rights Act 2025), the deposit is capped at 5 weeks’ rent where the annual rent is under £50,000, or 6 weeks’ rent if it is £50,000 or more. See our GOV.UK-sourced study at sealforms.com/uk/tenancy-deposit-rules/ for holding deposits and penalties.

    Do I have to protect the deposit?

    Yes. You must protect the deposit in a government-approved tenancy deposit scheme (Deposit Protection Service, MyDeposits or Tenancy Deposit Scheme) 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 it can stop a court from granting you a possession order.

    How much rent can I ask for in advance?

    A tenant can be asked to pay a maximum of 1 month’s rent in advance, and you cannot ask for, encourage or accept a payment of rent before you and the tenant have signed the tenancy agreement.

    When can I increase the rent?

    Only once a year, and not in the first 12 months of a new tenancy. You must use Form 4A and give the tenant at least 2 months’ notice; the tenant can challenge an increase above the open market rent.

    I already have an AST with my tenant. Do I need a new agreement?

    Usually not. If you have a written record of the agreement you do not need to change it — most existing ASTs became assured periodic tenancies on 1 May 2026 — but you had to give your tenant the Renters’ Rights Act Information Sheet by 31 May 2026. Different rules apply to verbal tenancies and where a section 21 or section 8 notice had already been served before 1 May 2026.

    Does this agreement include the written information I must give my tenant?

    Yes — for a private landlord letting a home in England on an assured tenancy. Since 1 May 2026 you must give the tenant certain written information before the tenancy is agreed (Housing Act 1988, section 16D), or risk a fine of up to £7,000. This template covers each item on GOV.UK’s list: names, your postal address for notices, the property and start date, rent and the section 13 statement on rent increases, any bills, the deposit, how the tenant and the landlord can end the tenancy, prior notice of possession grounds you may use, and the statements on fitness for human habitation (section 9A), repairs (section 11), electrical safety, gas safety (if there is gas), disability adaptations (Equality Act section 190) and pets (section 16A). Give it to the tenant before you both sign. It is not for supported accommodation or social housing tenancies.

    What else do I have to give the tenant?

    Separately from the agreement: the deposit’s prescribed information within 30 days of receiving it, a valid EPC, a copy of the gas safety record (if there is gas) and of the electrical safety report, and you must check the tenant’s right to rent. 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.