Now an Assured Periodic Tenancy under the Renters' Rights Act 2025
(England)
Create your tenancy agreement with rent terms, deposit clauses, statutory notice provisions, and tenant obligations for residential letting.
Professionally drafted — structured following the Housing Act 1988 (as amended by the Renters' Rights Act 2025) for England.
Download a professionally drafted Assured Shorthold Tenancy Agreement template for landlords and tenants. Also known as AST, Fixed-Term Tenancy. Covers rent payment terms, deposit protection, break clauses, maintenance obligations, access rights, and statutory compliance. Structured following Housing Act 1988 for England.
Updated for the Renters' Rights Act 2025 — periodic Assured Tenancy template for England.
Whether you prefer step-by-step guidance or a traditional form, both methods produce the identical professionally-formatted tenancy agreement. Choose the style that suits you.
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Assured shorthold tenancies are the most common form of residential letting in England — used by landlords of all sizes for standard residential properties.
The Renters' Rights Act 2025 brings significant changes to UK private renting from 1 May 2026, including the abolition of Section 21 'no-fault' evictions and conversion of all ASTs to periodic tenancies.
With no-fault Section 21 evictions gone, possession now depends entirely on Section 8 grounds — and several of those can only be relied on if the correct Prior Notice was served at the start of the tenancy. Getting them right from the outset matters more than ever.
Our builder includes the relevant Prior Notices — tick the grounds that may apply and the correct notice wording is generated for you, served with your agreement from day one.
See the full Section 8 possession grounds guide →After 1 May 2026, you can only end a tenancy using Section 8 grounds (e.g., rent arrears, antisocial behaviour, landlord moving in, selling the property). You cannot serve Section 21 notices anymore. ASTs created before the implementation date remain valid under law but will automatically become periodic tenancies.
No. ASTs signed before 1 May 2026 remain valid under law. However, from the implementation date, they automatically convert to periodic tenancies. Landlords must provide tenants with a government information sheet by 31 May 2026 (available on GOV.UK).
All TemplatesUK customers receive free lifetime updates. Our updated tenancy template for the Renters' Rights Act 2025 is now available. Existing customers can access the new version at no additional cost.
An Assured Shorthold Tenancy (AST) is a residential tenancy governed by the Housing Act 1988, providing landlords with possession rights while giving tenants statutory protections and security of tenure.
An Assured Shorthold Tenancy (AST) is the most common form of residential tenancy in England. Introduced by the Housing Act 1988 and made the default tenancy type in 1997, ASTs give landlords streamlined possession rights while providing tenants with basic protections.
ASTs are used by buy-to-let landlords, portfolio investors, letting agents, and private landlords letting standard residential properties. They provide a balance between landlord flexibility and tenant security, making them suitable for most private rental situations.
Our AST template is professionally drafted following Housing Act 1988 requirements.
Verbal tenancies and poorly drafted agreements expose landlords to possession claim risks, deposit disputes, unenforceable terms under Consumer Rights Act 2015, and increased eviction costs when disputes arise.
Many landlords lose possession cases because their agreements lack required clauses, contain illegal terms, or weren't accompanied by mandatory documents (Government Information Sheet, EPC, Gas Safety Certificate). Courts take compliance seriously — non-compliance can delay or defeat your possession claim under the expanded Schedule 2 of the Housing Act 1988.
A professionally-drafted £10 AST helps you avoid these expensive mistakes.
Our AST template includes all essential clauses for residential lettings: party details, rent terms, deposit protection, optional break clauses, maintenance obligations, repair responsibilities, access provisions, and statutory compliance sections.
Professional and comprehensive — drafted with court requirements in mind.
Related documents: Landlords creating AST agreements typically also need Inventory & Schedule of Condition, Deposit Protection Notice, and Guarantor Agreement.
Common AST errors include missing written agreements, unfair terms under Consumer Rights Act 2015, exceeding deposit limits under Tenant Fees Act 2019, vague break clause wording, and failing to comply with statutory requirements like deposit protection and prescribed information.
Our template helps you avoid these pitfalls with proper legal drafting.
A fixed term tenancy runs for a set period (e.g., 6 or 12 months) and cannot be ended early by either party unless there's a break clause. A periodic tenancy rolls on week-to-week or month-to-month with no end date. After a fixed term ends, it usually becomes a statutory periodic tenancy automatically.
The law is changing. The Renters' Rights Act 2025 takes effect on 1 May 2026. From this date, Section 21 'no-fault' evictions are abolished and all ASTs convert to periodic tenancies — fixed-term ASTs will no longer exist for new tenancies.
ASTs signed before 1 May 2026 remain valid but convert to periodic tenancies on the implementation date. Landlords must provide tenants with a government information sheet by 31 May 2026.
Our updated May 2026 template is available now — free for all existing customers.
Under the Tenant Fees Act 2019, the maximum deposit is 5 weeks' rent where annual rent is under £50,000, or 6 weeks' rent where annual rent is £50,000 or more.
You must protect the deposit in a government-approved scheme within 30 days and provide prescribed information.
A break clause is optional but gives flexibility.
It allows either party to end the tenancy early by giving notice (typically 2 months).
Without a break clause, a 12-month fixed term must run its full course — useful if you want security, but inflexible if circumstances change.
Yes. You can include a rent review clause specifying how and when rent can increase.
Common approaches include annual increases linked to inflation (CPI/RPI), fixed percentage increases, or market rent reviews.
Without a clause, you'd need to use the statutory Section 13 process or negotiate a new agreement.
This AST template works for HMO rooms where the tenant has exclusive occupation of their room.
For HMOs, you'll typically need separate agreements for each tenant.
Note that HMOs have additional licensing and safety requirements beyond the tenancy agreement itself.
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We monitor UK law changes and update templates accordingly. Our updated May 2026 tenancy template for the Renters' Rights Act 2025 is already available — free for all existing customers. When we release updated versions, they appear free in your My Templates page. No extra charges. No recurring fees.
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Landlords creating AST agreements typically need these related documents:
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