Free tool
Tenancy agreement template for England
For private landlords in England. It covers every item the law requires landlords to give tenants in writing from 1 May 2026, and there’s no end date because fixed terms have gone. Nothing you enter leaves your browser.
This template is not legal advice, and we’re not lawyers. It isn’t for social housing, supported accommodation or lodgers, and it doesn’t apply in Wales, Scotland or Northern Ireland.
Word lets you change any clause. Blank lines can be filled in by hand. Read the whole agreement before anyone signs.
Assured Periodic Tenancy Agreement
Landlord: ____________________
Tenant: ____________________
1. The tenancy
The Landlord lets ____________________ ("the Property") to the Tenant. This is an assured periodic tenancy under the Housing Act 1988. It has no end date.
The Tenant is first entitled to possession of the Property on ____________________.
2. Notices to the Landlord
The Tenant can serve notices on the Landlord, including notices in court proceedings, at this address in England or Wales: ____________________.
3. Rent
The rent is GBP ____________________ for each month. It is due on the 1st of each month.
If the Landlord proposes to increase the rent, the Landlord will serve a notice on the Tenant in accordance with section 13 of the Housing Act 1988.
4. Bills
The rent does not include any bills.
The Tenant arranges and pays for any other bills directly with the supplier.
5. Deposit
No tenancy deposit is payable.
6. The Tenant ending the tenancy
The Tenant must give at least 2 months’ written notice to end the tenancy. The notice must end on, or the day before, a day the rent is due, unless both sides agree otherwise in writing.
7. The Landlord ending the tenancy
In most circumstances the Landlord can only end this tenancy by obtaining an order for possession from the court and having that order carried out.
To seek an order, the Landlord (or one of the joint landlords) will usually need to serve a possession notice, using the correct form and stating the ground or grounds relied on. The minimum notice before court proceedings start depends on the ground or grounds used.
8. Fitness and repairs
Section 9A of the Landlord and Tenant Act 1985 requires the Landlord to ensure the Property is fit for human habitation, to the extent required by that section.
Section 11 of that Act requires the Landlord, to the extent required by that section, to keep in repair the structure and exterior of the Property; to keep in repair and proper working order the installations for the supply of water, gas and electricity and for sanitation; and to keep in repair and proper working order the installations for space heating and heating water.
9. Electrical safety
Regulation 3 of the Electrical Safety Standards in the Private Rented Sector and Social Rented Sector (England) Regulations 2020 requires the Landlord to ensure electrical safety standards are met while the Property is occupied; to have the electrical installations inspected and tested by a qualified person at least every five years, or more often if the latest report requires it; and to obtain a report giving the results and the date of the next test, and supply a copy to the Tenant.
10. Gas safety
Regulation 36 of the Gas Safety (Installations and Use) Regulations 1998 requires the Landlord to ensure relevant gas fittings and flues are maintained in a safe condition; to have each appliance and flue checked for safety by, or by an employee of, a member of a class of persons approved by the Health and Safety Executive, at intervals set under those Regulations; and to obtain a report of each check and give a copy to each Tenant.
11. Disability adaptations
Section 190 of the Equality Act 2010 means the Landlord cannot unreasonably withhold consent to a request to make an improvement to the Property, if a disabled person occupies or intends to occupy it as their only or main home, and the improvement would help them enjoy it as their home because of their disability. Section 190 does not apply if the tenancy already includes terms that do a similar thing. "Disabled person" is defined in section 6 of that Act, and "improvement" in section 190(9).
12. Pets
The Tenant may keep a pet at the Property if they ask in line with section 16A of the Housing Act 1988 and the Landlord consents. The Landlord cannot unreasonably refuse consent.
13. Looking after the Property
The Tenant will pay the rent on time, keep the Property clean and in good condition, report any repairs needed promptly, and not cause a nuisance to neighbours or use the Property for anything illegal.
The Tenant will not pass on or sublet any of the Property without the Landlord’s written consent.
The Landlord will give at least 24 hours’ written notice before entering to inspect or carry out repairs, except in an emergency.
Signatures
Landlord: Landlord
Signature: __________________ Date: ____________
Witness name and signature: __________________
Tenant: Tenant
Signature: __________________ Date: ____________
Witness name and signature: __________________
Before anyone signs
- Give the tenant this information before you sign or agree the tenancy. The fine for not doing so can reach £7,000.
- Protect any deposit in a government-approved scheme, and give the tenant the required information within 30 days of receiving it.
- You can’t take rent before the tenancy is signed, and you can ask for no more than one month’s rent in advance after that.
- Rent can only go up once a year, using Form 4A, with two months’ notice, and not in the first 12 months.
- The tenant’s notice can’t be more than two months.
- Some possession grounds need prior notice in writing at the start, such as the student ground. Add it under other terms if it could apply. Check the guidance below.
- Give the tenant the gas safety record, electrical report and Energy Performance Certificate where they apply.
Questions
- Can I still use an assured shorthold tenancy?
- Not for a new private tenancy in England. Since 1 May 2026 new private assured tenancies are periodic, with no end date, and section 21 notices can’t be used.
- What must a tenancy agreement in England include now?
- The landlord’s and tenants’ names, an address for notices, the property, the start date, the rent and when it’s due, how rent increases work, bills paid to the landlord, the deposit, the tenant’s notice, how a landlord ends a tenancy, and the landlord’s duties on fitness, repairs, electrical and gas safety, disability adaptations and pets.
- How much notice does a tenant give?
- Up to two months in writing. Landlord and tenant can agree something shorter.
Last checked 1 November 2026. Source: Written Statement of Terms Regulations 2026 (legislation.gov.uk), and Written information for tenants (GOV.UK).