How to Create a Tenancy Agreement UK: Template & Guide
How to create a legally compliant tenancy agreement for your rental property. Essential clauses, common mistakes, and what the Renters' Rights Act changes.
The Latch Team
Editorial
A well-drafted tenancy agreement is the foundation of a successful landlord-tenant relationship. It sets out the rights and obligations of both parties, defines the terms of the letting, and provides the legal framework for resolving disputes. Without a written agreement, you rely on statutory implied terms — which may not cover everything you need.
The Renters' Rights Act 2025 has changed what tenancy agreements can contain. Fixed-term tenancies are abolished for most assured tenancies, blanket pet bans are restricted, and certain clauses that were standard for decades are now void. This guide explains what must be in your agreement, what has changed, and where to get a compliant template.
What Type of Tenancy Are You Creating?
Under the Renters' Rights Act 2025, the assured shorthold tenancy (AST) is abolished. All new private rented tenancies are now assured tenancies on periodic terms (rolling month to month or week to week). Fixed-term assured tenancies are no longer available for most residential lets.
This means your tenancy agreement should reflect a periodic assured tenancy from the start. There is no fixed end date — instead, the tenancy continues until either the tenant gives notice to leave or the landlord obtains a possession order through the court using Section 8 grounds.
Tenant's notice period: Under the new rules, tenants must give at least 2 months' notice to end the tenancy. This replaces the previous arrangement where notice periods were defined by the tenancy agreement or the statutory minimum of one month for periodic tenancies.
Essential Clauses Every Agreement Must Include
While the law implies certain terms even without a written agreement, a comprehensive written tenancy agreement should cover all of the following:
Parties
Name and address of the landlord (or landlord's agent). Full legal names of all tenants. If the property is managed by an agent, the agent's details and the landlord's name and address must still be disclosed to the tenant.
Property
Full address of the property. Description of what is included in the letting — the dwelling itself, any garden, parking space, storage, or shared areas. If the let is for a room in a shared house (HMO), specify the room and the shared facilities.
Term
Under the new legislation, the tenancy is periodic from the start. State the start date and that the tenancy is a periodic assured tenancy running from month to month (or week to week for weekly tenancies). Specify the rent period (monthly, weekly).
Rent
- Amount of rent clearly stated (e.g., £1,200 per calendar month)
- Due date specified (e.g., 1st of each month)
- Payment method specified (standing order, direct debit, open banking)
- Bank account details for payment provided
- What is included in the rent (e.g., water rates, council tax, or nothing)
Deposit
State the deposit amount (maximum 5 weeks' rent where annual rent is under £50,000). Name the government-approved deposit protection scheme where the deposit will be held. Specify the conditions under which deductions may be made.
Deposit cap: The Tenant Fees Act 2019 caps deposits at 5 weeks' rent (where the annual rent is under £50,000) or 6 weeks' rent (where the annual rent is £50,000 or more). Taking a larger deposit is a criminal offence.
Break Clause
Since tenancies are now periodic, the concept of a break clause is less relevant than under fixed-term ASTs. However, the tenancy agreement should clearly state the tenant's right to give 2 months' notice to end the tenancy at any time, as provided by the Renters' Rights Act.
Pet Policy
The Renters' Rights Act introduces a right for tenants to request permission to keep a pet. Landlords cannot unreasonably refuse. If you consent, you may require the tenant to take out pet damage insurance at the tenant's expense.
Your tenancy agreement should include a clause requiring the tenant to seek written permission before keeping a pet, and stating that permission will not be unreasonably withheld. If permission is granted, specify any conditions (insurance requirement, number/type of pets, garden maintenance).
What counts as unreasonable refusal? The Act does not define 'unreasonable' exhaustively, but refusing a small, well-behaved pet in a suitable property with no building restrictions is likely unreasonable. Refusing a large dog in a small flat with no garden, or where the building lease prohibits pets, may be reasonable.
Maintenance Responsibilities
Clearly allocate maintenance responsibilities. By law, the landlord is responsible for the structure, exterior, and installations for water, gas, electricity, heating, and sanitation. The tenancy agreement should specify additional responsibilities:
| Responsibility | Typically Landlord | Typically Tenant |
|---|---|---|
| Structural repairs | Yes | No |
| Exterior (roof, walls, gutters) | Yes | No |
| Plumbing and heating systems | Yes | No (but report problems promptly) |
| Electrical wiring and sockets | Yes | No |
| Internal decoration | At change of tenancy | Keep in reasonable condition |
| Garden maintenance | Sometimes (if agreed) | Usually (keep tidy and mow lawn) |
| Light bulbs and minor items | No | Yes |
| Appliances provided by landlord | Yes (repair/replace) | No (but use properly) |
| Pest control | If structural cause | If caused by tenant's actions |
| Chimney sweeping | Usually | Sometimes (if fireplace is used) |
Subletting and Assignment
State whether the tenant is permitted to sublet or assign the tenancy. Most landlords prohibit subletting without written consent. Under the Renters' Rights Act, subletting provisions remain largely unchanged, but ensure your clause is clear.
Permitted Occupiers
List all people who will live at the property (in addition to the named tenants). This is important for Right to Rent compliance and for understanding the property's occupancy. Require the tenant to notify you if additional occupiers move in.
Ending the Tenancy
Set out how the tenancy can be ended by either party:
- By the tenant: 2 months' written notice (as required by the Renters' Rights Act)
- By the landlord: Section 8 notice on one of the statutory grounds, with the applicable notice period
- By mutual agreement: Both parties can agree to end the tenancy at any time by written surrender
What Changed Under the Renters' Rights Act
The following provisions in existing tenancy agreements are now void or modified:
| Old Clause | New Position |
|---|---|
| Fixed-term period (e.g., 12 months) | Void — all tenancies are periodic from the start |
| Section 21 notice clause | Void — Section 21 is abolished |
| Contractual rent review clause | Void from 1 May 2026 — only Section 13 increases permitted |
| Blanket ban on pets | Cannot unreasonably refuse — tenant has right to request |
| Tenant notice period less than 2 months | Void — minimum 2 months notice required by statute |
| Restrictions on the tenant's right to refer rent increases to the Tribunal | Void — cannot contract out of Tribunal rights |
Existing agreements: If you have tenants on existing agreements that contain void clauses, the clauses simply have no effect — you do not need to issue a new agreement. However, updating your template for new tenancies is essential to avoid confusion and potential disputes.
Where to Get a Compliant Template
Several sources offer tenancy agreement templates that have been updated for the Renters' Rights Act:
- OpenRent: Free tenancy agreement generator, regularly updated for legislative changes
- NRLA (National Residential Landlords Association): Member benefit — professionally drafted template with guidance notes
- Landlord Law (Tessa Shepperson): Detailed templates with plain English explanations, subscription-based
- Gov.uk model tenancy agreement: Government-published template, though updates for the Renters' Rights Act may lag
- Solicitor-drafted: For complex situations (HMOs, commercial-residential mixed use), a solicitor can draft a bespoke agreement
Whichever template you use, review it carefully and ensure it reflects the Renters' Rights Act changes. A template that still references fixed terms, Section 21, or contractual rent reviews is outdated and could cause problems.
How Latch Helps with Tenancy Agreements
Latch supports the tenancy agreement process in several ways:
Lease Records
Store the signed tenancy agreement digitally, linked to the property and tenant records. Access it instantly whenever you need to check a clause.
Instant access
Key Terms Tracking
Latch extracts key terms — rent amount, due date, deposit details, notice periods — and uses them to automate rent tracking and compliance reminders.
Automated tracking
Renewal Management
Although tenancies are now periodic, Latch tracks when tenancies started, when rent was last increased, and when you are eligible to serve a Section 13 notice.
Anniversary alerts
Document Storage
Store the agreement, deposit protection certificate, prescribed information, inventory, and check-in report all in one place for each tenancy.
All documents together
Manage Your Tenancy Agreements with Latch
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Get Started with LatchFree Tenancy Agreement Checklist
Make sure your tenancy agreement covers all required clauses with our interactive checklist. Check compliance with current UK law. Try the free Tenancy Agreement Checklist →
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Get Started with LatchDisclaimer: This guide is for informational purposes only and does not constitute legal advice. Tenancy agreement requirements are subject to change under the Renters' Rights Act 2025 and subsequent regulations. The information reflects UK law as of February 2026. Specific situations (HMOs, company lets, lodgers) may have different requirements. Always consult a qualified solicitor or the NRLA for advice on drafting tenancy agreements for your specific circumstances. Last updated February 2026.
