Since 1 May 2026, the Renters’ Rights Act has changed the legal framework for private rented tenancies in England. Assured shorthold tenancies (ASTs) and fixed-term tenancy structures are no longer the default model for new residential lettings in England. Instead, new tenancies must be granted on a periodic basis.
This template is intended for use in England only. It is not designed for use in Wales, where the legal framework for residential occupation contracts is different.
To help landlords and letting agents adjust, Landlord Knowledge has produced a free periodic tenancy agreement template for England. This editable Word document is designed to provide a practical starting point for creating a periodic assured tenancy agreement for standard private residential lets in England.
Free periodic tenancy agreement download
Our updated template is intended for use where a landlord is granting a new private residential tenancy in England under the post-Renters’ Rights Act regime.
The agreement is designed to reflect the new legal position in England, including:
- periodic tenancies from day one
- no Section 21 process
- possession based on Section 8 grounds
- updated tenant notice provisions
- rent increase wording aligned with the Section 13 process
- core landlord and tenant rights and responsibilities
If you are looking for a periodic tenancy agreement template in England, an England tenancy agreement download, or an updated replacement for an older AST template, this document is intended to help.
DOWNLOAD OUR FREE PERIODIC TENANCY AGREEMENT TEMPLATE
What is a periodic tenancy agreement?
A periodic tenancy agreement is a tenancy that continues from one rental period to the next until it is brought to an end in accordance with the law.
Under the new tenancy system in England, new private rented tenancies are periodic rather than fixed-term. This means the agreement needs to be structured around a continuing tenancy model, rather than a tenancy that automatically ends on a fixed date.
For landlords, this also means that possession can no longer be sought using Section 21. Instead, landlords must rely on the appropriate statutory grounds for possession. For tenants, notice and tenancy terms also need to reflect the post-Renters’ Rights Act position in England.
Who is this tenancy agreement template for?
This template is designed for:
- private landlords in England
- letting agents operating in England
- property managers
- portfolio landlords
- landlords replacing an older AST agreement for use in England
- users searching for a free periodic tenancy agreement template
It is intended as a general-use starting point for standard residential lettings of self-contained properties such as houses and flats in England.
What’s included in the download?
The downloadable pack includes:
- a Periodic Assured Tenancy Agreement
- editable Word format
- standard clauses covering rent, deposit, occupation, repairs and conduct
- wording updated for the post-Renters’ Rights Act regime in England
- supporting notes to help with completion and use
Why the old AST template is no longer enough
Before 1 May 2026, many landlords in England used Assured Shorthold Tenancy agreements with fixed terms, break clauses and wording tied to the Section 21 process.
That is no longer the correct framework for new tenancies in England.
A modern tenancy agreement now needs to reflect the fact that:
- the tenancy is periodic from the outset
- Section 21 has been abolished
- landlord possession must follow the relevant Section 8 grounds
- rent increases must be dealt with using the statutory process
- outdated fixed-term assumptions should be removed
That is why we recommend using a fresh periodic tenancy agreement rather than relying on an older fixed-term AST document.
Important note
This template is provided as a general guide and starting point only for use in England. It may not be suitable for every property, landlord or tenant arrangement, and it is not intended for use in Wales.
Landlords should read the document carefully before use and seek legal advice where necessary, particularly in cases involving:
- guarantors
- non-standard clauses
- Houses in Multiple Occupation
- resident landlords
- licensing issues
- unusual occupancy arrangements
- more complex possession or compliance considerations
Download the free periodic tenancy agreement template
If you need a free periodic tenancy agreement template for England, you can download our editable version below.
DOWNLOAD OUR FREE PERIODIC TENANCY AGREEMENT TEMPLATE
Tenancy Agreement FAQs
- What is a periodic tenancy agreement?
A periodic tenancy agreement is a tenancy that runs from one rental period to the next until it is ended in accordance with the law. In England, new private rented tenancies are periodic rather than fixed-term under the post-Renters’ Rights Act framework, which is why many landlords are now looking for a periodic tenancy agreement template for England. - Is this template for England or for England and Wales?
This periodic tenancy agreement template is for England only. It is not suitable for use in Wales, where residential occupation contracts operate under a different legal framework. - Is a written tenancy agreement legally required?
A written agreement is not always legally required, but it is strongly recommended. A clear written periodic tenancy agreement helps both landlord and tenant understand their rights and obligations and gives both parties a reliable record of the agreed terms. - What should a periodic tenancy agreement include?
A periodic tenancy agreement template for England should usually include the names of the parties, the property address, the rent, the rental period, the start date, deposit terms, repair responsibilities, occupation terms, notice provisions and other key legal and practical conditions. - Can a landlord still use Section 21?
No. Under the current system in England, landlords cannot rely on Section 21 for new tenancies covered by the post-Renters’ Rights Act framework. Landlords must instead follow the relevant legal process and use the appropriate statutory grounds where possession is sought. - Can the landlord increase the rent?
Yes, but rent increases must be carried out in accordance with the law in force at the relevant time. Under the post-Renters’ Rights Act framework in England, this means using the statutory process rather than relying on older fixed-term tenancy assumptions. - How much notice does a tenant need to give?
Under the current tenancy framework in England, tenants generally need to give at least two months’ notice, subject to the legal rules applying at the time and the way the rental period operates under the tenancy agreement. - What happens to the deposit after it is paid?
Where the law requires a tenancy deposit to be protected, the landlord or agent must comply with the relevant deposit protection rules and prescribed information requirements in the same way they would for other qualifying residential tenancies in England. - What are a tenant’s main responsibilities?
These usually include paying the rent on time, taking reasonable care of the property, reporting defects or disrepair promptly, avoiding nuisance and complying with the terms of the periodic tenancy agreement. - What is fair wear and tear?
Fair wear and tear is the natural deterioration of a property and its contents through normal everyday use over time. It does not usually include deliberate damage, negligence or misuse.
Remember, this FAQ is a general guide only and is not a substitute for legal advice. If you are unsure about your position, seek professional advice before using or relying on a tenancy agreement.
