⚠️ Important: Renters Rights Act Changes - 1 May 2026
From 1 May 2026, the Renters Rights Act abolishes assured shorthold tenancies (ASTs) in England. All new tenancies will be periodic from day one - fixed terms will no longer exist.
What this means:
- Tenants can end tenancies with 2 months’ notice at any time
- Section 21 “no-fault” evictions are abolished
- Landlords must use revised Section 8 grounds for possession
- Existing fixed-term ASTs convert to periodic tenancies on 1 May 2026
This template is under review. We’re updating it to reflect the new legal framework. If you’re creating a tenancy starting on or after 1 May 2026, seek legal advice or wait for our updated version.
What is an Assured Shorthold Tenancy Agreement?
Landlord Knowledge has created this outline free tenancy agreement template which can form the basis of most letting arrangements. This is available to download in Word format, and amend freely to suit your needs by completing the form below.
Since 28 February 1997 (and until 1 May 2026), all private residential property tenancies granted to private individuals for a term of less than 21 years and at a rental of less than £100,000 per annum will generally be assured shorthold tenancies.
There is no minimum requirement for the fixed term. However, landlords cannot recover possession under Section 21 of the Housing Act 1988 during the first six months of an agreement. (Note: Section 21 is abolished from 1 May 2026 and fixed terms will no longer exist.)
When approved by both landlord and tenant, a tenancy agreement is a legally binding document.
Our free outline agreement, which can be used both in respect of houses and flats, is suitable for tenancies granted for terms of three years or less (pre-May 2026). Additional considerations apply to agreements for tenancies of longer than three years – such as the need for rent review and insurance provisions.
The outline documentation also includes a guarantee document (to be used where compliance with tenants’ obligations is to be guaranteed by a third party) and explanatory notes. Landlords should read the outline agreement, guarantee and explanatory notes carefully before customising and finalising the content. They should seek legal advice on any aspects of the documentation which is unclear.
Although the agreement is suitable for use in most tenancies, any landlords with special circumstances or considerations relating to their properties or tenants are advised to seek legal advice before completion.
What’s Included in This Free Tenancy Agreement
Our downloadable template includes:
- Full AST agreement document in editable Word format
- Guarantor agreement for third-party guarantees
- Explanatory notes to help you customise the agreement
- Guidance on legal requirements and best practices
Download Our Free AST Tenancy Agreement Template
CLICK HERE TO DOWNLOAD OUR FREE TENANCY AGREEMENT TEMPLATE
Tenancy Agreement FAQs
- What is a tenancy agreement?
A tenancy agreement is a contract between a landlord and tenant that sets out the legal terms and conditions of the rental property. - What are the different types of tenancy agreements in the UK? (pre-May 2026)
The most common types are Assured Shorthold Tenancy (AST), Excluded tenancy (lodging), and Non-assured shorthold tenancy. The type depends on circumstances like whether the landlord lives in the same property, the rent amount, etc. - Is a written tenancy agreement mandatory?
It’s not legally required, but highly recommended for protection of both parties. If the tenancy is an Assured Shorthold Tenancy (AST), the tenant can request a written agreement. - What should be included in a tenancy agreement?
This typically includes tenant and landlord details, rental price, deposit amount, property address, start and end date, tenant and landlord obligations, etc. - What is a security deposit, and how much should it be?
A security deposit is a sum held by the landlord or letting agency to cover damages or unpaid rent. It is typically the equivalent of 5 weeks’ rent for tenancies where the annual rent is under £50,000. - What happens to my deposit after it is paid?
Landlords or letting agents must protect your deposit in a government-backed tenancy deposit scheme (TDP) within 30 days of receiving it if the tenancy is an Assured Shorthold Tenancy. (This requirement continues post-May 2026.) - What is a ‘break clause’? (pre-May 2026)
A ‘break clause’ allows either party to end the agreement before the fixed term ends without incurring penalties. The specifics are outlined in the tenancy agreement. - Can the landlord increase the rent?
Yes, but the conditions for doing so should be specified in the tenancy agreement. For a fixed-term tenancy, the rent can usually only be increased if the tenant agrees. (From 1 May 2026, all rent increases must use the Section 13 statutory process.) - What are my responsibilities as a tenant?
These will be outlined in your tenancy agreement but generally include paying the rent on time, reporting any damage to the property, and living in the property in a ‘tenant-like’ manner. - What happens if I want to end my tenancy agreement early? (pre-May 2026)
If you leave before the end of your fixed term, you could be liable to pay rent for the remainder of the term. However, you may be able to negotiate with your landlord or use a break clause if there is one in your agreement. - What is ‘fair wear and tear’?
‘Fair wear and tear’ refers to the expected deterioration of a property from normal use over time. It’s not clearly defined by law, and what counts as ‘fair’ can depend on factors like the length of the tenancy and the condition of the property at the start.
Remember, this FAQ is a guide and not a substitute for professional legal advice. If you have further questions, please consult a professional.
