If you’re a private landlord, you’ll need to get your head around tenancy agreements and the options available to you.
This can feel like a daunting process because you’ll create a legally binding document between you and your tenants. Understandably, it’s critical to get this right. That way, if any disputes arise, you can be confident when referring to your tenancy agreement.
Fortunately, you can use this free tenancy agreement template, which works for periodic and rolling agreements. You can select the options that apply to your situation and include what you need. Afterwards, you can download it as a PDF or Word document and print it out to use.
Keep reading to learn more about tenancy agreements and how to create them correctly, according to the latest legal guidelines – including the Renters’ Rights Act 2025, which came into force on 1 May 2026.
What is a Tenancy Agreement?
A tenancy agreement is a contract between landlord and tenant which describes their responsibilities to each other. This legally binding document ensures that both parties treat one another fairly and adhere to their responsibilities.
What is an Assured Periodic Tenancy Agreement?
An Assured Periodic Tenancy (APT) is now the standard type of rental contract in England, following the Renters’ Rights Act 2025 which came into force on 1 May 2026. It replaced the Assured Shorthold Tenancy (AST), which no longer exists as a new tenancy type.
Unlike the old AST, an assured periodic tenancy has no fixed end date. It runs on a rolling basis – typically month to month – and continues until either the landlord or the tenant gives the correct notice to end it. All existing ASTs automatically converted to assured periodic tenancies on 1 May 2026.
Who needs to sign a tenancy agreement?
Both the landlord and the tenant need to sign the agreement. Once this has been done, the document will become legally binding.
All tenants must be included on the tenancy agreement and must sign their names. Without this, they are merely considered occupants of the property under law. It’s worth remembering that minors don’t need to sign, since they are not liable for rental payments.
From 1 May 2026, landlords are also legally required to provide all new tenants with a written statement of the tenancy terms before or at the start of the tenancy. This is, in effect, a written tenancy agreement – and it must contain, as a minimum, the key terms specified by the government.
Does a guarantor need to sign the tenancy agreement?
No. However, the guarantor should be given a copy of the tenancy agreement. The landlord will need to make a specific guarantor agreement, which must be signed by the guarantor and at least one witness. This will ensure that the guarantor is liable to pay rent or damages if the tenant cannot do so.
When does a tenancy agreement become legally binding?
A tenancy agreement becomes legally binding once everyone has signed it. While the tenancy may not begin straight away, it ensures the new tenant is liable to pay rent and is due to occupy the property when agreed.
What is included in a tenancy agreement?
This does depend from tenancy to tenancy, but there are a set of topics which all tenancy agreements should cover:
- Personal details – Every contract should contain the details of the landlord and tenant, including all relevant contact numbers and addresses.
- Tenancy start date and rent payment cycle – State when the tenancy begins. Since assured periodic tenancies have no fixed end date, there is no end date to include. Instead, set out the rent payment cycle (typically monthly) and confirm how either party can bring the tenancy to an end.
- Responsibilities – The agreement should outline all duties and obligations expected of both the landlord and tenant. This includes maintenance responsibilities, inspection arrangements, and how disputes will be handled.
- Deposit – The landlord must protect the deposit in a government-approved scheme by law. The tenancy agreement should explain how the deposit will be held and returned at the end of the tenancy, and outline expectations about the property’s condition, so tenants know when deductions may apply.
- Rent payments – Every agreement should specify how much the tenant must pay, when payments are due, how to pay, and any penalties for late payment. Note that from 1 May 2026, landlords can only require up to one month’s rent in advance – any clause requiring more is void.
- Rent increases – Under the Renters’ Rights Act 2025, rent can only be increased once every 12 months using the statutory Section 13 process. The landlord must give at least two months’ written notice using Form 4. Any rent review clause in the agreement is overridden by this process.
- Utilities – The agreement must include which utilities, if any, are included in the rent. The landlord should specify whether they intend to cover internet, electricity, gas, and so on.
- Amenities and extras – The agreement should also state any other policies about security, home insurance, parking arrangements, and any maintenance tenants are expected to carry out (such as mowing the lawn). The landlord can also specify whether pets are allowed.
Can you change or update a tenancy agreement?
Yes. To do this, you’ll need to create a lease addendum. A lease addendum is a convenient way to update the tenancy terms without the inconvenience of writing a new agreement.
For it to be valid, all tenants and the landlord must sign the addendum. This ensures it is legally binding, and can act as an extension of the tenancy agreement. It’s worth saying that the landlord cannot force tenants to sign it. If they disagree with the amended terms, the landlord must wait until the appropriate point in the tenancy to propose changes again.
How do you end a tenancy agreement?
How you end a tenancy depends on whether you’re the landlord or tenant.
How a tenant ends an assured periodic tenancy
A tenant can end an assured periodic tenancy at any time by giving written notice. The minimum notice period is two months, unless the tenancy agreement specifies a shorter period. There is no minimum period a tenant must stay – they can serve notice from day one.
How a landlord ends an assured periodic tenancy
Since 1 May 2026, landlords can no longer use a Section 21 ‘no-fault’ eviction notice. Section 21 has been abolished. To recover possession, a landlord must now serve a Section 8 notice, citing one or more valid statutory grounds for possession. If the tenant does not leave, the landlord must apply to the county court for a possession order.
The main Section 8 grounds landlords are likely to use include:
- Ground 1 – The landlord or a close family member wishes to move into the property. Cannot be used in the first 12 months of the tenancy. Requires 4 months’ notice.
- Ground 1A – The landlord intends to sell the property. Cannot be used in the first 12 months of the tenancy. Requires 4 months’ notice.
- Ground 8 – Serious rent arrears (13 weeks or 3 months, which must exist at both the notice date and the court hearing). Requires 4 weeks’ notice.
- Ground 14 – Anti-social behaviour. Notice can be immediate.
What is a break clause in a tenancy agreement?
Since assured periodic tenancies have no fixed term, a formal break clause no longer applies in the same way it did under old AST agreements. Instead, either party can end the tenancy by giving the correct notice period at any time – tenants with two months’ notice, landlords via a valid Section 8 notice.
If you had an existing tenancy agreement with a break clause that converted to a periodic tenancy on 1 May 2026, the break clause terms have no effect under the new rules. The statutory notice periods now apply instead.
What happens when a tenancy agreement expires in the UK?
Under the Renters’ Rights Act 2025, fixed-term tenancy agreements no longer exist for assured tenancies. All assured tenancies are now periodic from the outset, so there is no expiry date for the tenancy to reach. The tenancy simply continues, rolling from period to period, until either the landlord or tenant gives valid notice to end it.
For landlords, ending the tenancy now always requires a valid Section 8 notice with a qualifying ground. The options at any point during the tenancy are:
- The tenant gives two months’ written notice and vacates the property
- The landlord serves a Section 8 notice on valid grounds and, if necessary, pursues a court possession order
- Both parties mutually agree to end the tenancy and agree a departure date in writing
Frequently Asked Questions: Tenancy Agreements
What is the difference between an assured periodic tenancy and an AST?
An Assured Shorthold Tenancy (AST) was a fixed-term tenancy agreement that expired at the end of the agreed period. An assured periodic tenancy has no fixed end date – it runs from period to period (usually monthly) until either party gives valid notice. Since 1 May 2026, all existing ASTs have automatically converted to assured periodic tenancies, and it is no longer possible to create new fixed-term ASTs in England.
Do landlords have to provide a written tenancy agreement?
Yes. From 1 May 2026, landlords are legally required to provide a written statement of terms for all new assured periodic tenancies before or at the start of the tenancy. This must contain, as a minimum, the key terms specified by the government under the Renters’ Rights Act 2025. Failure to provide a written statement is a breach of the Act.
Can a landlord still evict a tenant without a reason?
No. Section 21 no-fault evictions were abolished on 1 May 2026. Landlords must now have a valid statutory reason (ground) under Section 8 of the Housing Act 1988 to recover possession. All possession claims require a court order – there is no out-of-court route to eviction.
How does a landlord end a tenancy under the new rules?
A landlord must serve a Section 8 notice using the prescribed Form 3A, citing one or more valid grounds for possession. If the tenant does not leave by the end of the notice period, the landlord must apply to the county court for a possession order. The required notice period varies by ground – for example, 4 months for Grounds 1 or 1A (selling or moving in), and 4 weeks for Ground 8 (serious rent arrears).
How much notice does a tenant need to give to end a tenancy?
A tenant must give at least two months’ written notice to end an assured periodic tenancy, unless the tenancy agreement specifies a shorter period (for example, one month). There is no minimum period a tenant must stay – they can serve notice from day one of the tenancy.
Can a landlord increase the rent during an assured periodic tenancy?
Yes, but only once every 12 months, using the statutory Section 13 process. The landlord must give at least two months’ written notice using Form 4. Any rent review clause written into the tenancy agreement is overridden by this process. Tenants can challenge the proposed increase at the First-tier Tribunal, which can confirm or reduce – but not increase – the rent.
How much rent can a landlord ask for in advance?
From 1 May 2026, landlords can only require up to one month’s rent in advance. Any clause in a tenancy agreement requiring more is legally void. Landlords cannot request advance rent before the tenancy agreement has been signed by all parties.
Does the guarantor need to sign the tenancy agreement?
No. The guarantor does not need to sign the main tenancy agreement, but they should receive a copy of it. A separate guarantor agreement must be drawn up and signed by the guarantor and at least one witness, making them liable for rent or damages if the tenant defaults.
What happens if a tenant doesn’t leave after a Section 8 notice?
If a tenant remains in the property after the notice period has expired and they have not vacated, the landlord must apply to the county court for a possession order. If the possession order is granted and the tenant still does not leave, the landlord can request enforcement by county court bailiffs or High Court Enforcement Officers, with at least 14 days’ notice required.
Is a tenancy agreement still valid if something changes during the tenancy?
Yes. If circumstances change, the landlord and tenant can agree to amend the terms using a lease addendum. All tenants and the landlord must sign the addendum for it to be legally binding. A landlord cannot force tenants to sign an addendum – if they refuse, the landlord must wait until the appropriate point to propose the changes again.
Finally
If you need help creating your own tenancy agreement, you can use this free tenancy agreement template to do so. It’s flexible enough to support periodic and rolling agreements, and you can easily rework it to suit your needs.