Free UK Tenancy Agreement Template — Renters' Rights Act 2025 ready
Generate a UK Assured Shorthold Tenancy (AST) or assured periodic tenancy in 30 seconds. Updated for the Renters' Rights Act 2025, with the right legislation references depending on your start date.
Important — 1 May 2026 commencement. The Renters' Rights Act 2025 (c. 26) received Royal Assent on 27 October 2025. From 1 May 2026, all new tenancies are assured periodic by default and Section 21 no-fault eviction is abolished. Tenancies starting before 1 May 2026 may remain ASTs subject to transitional provisions. Our template chooses the right regime automatically based on the start date you provide.
A complete, lawfully-drafted UK tenancy agreement that includes:
Parties (landlord, tenant, agent if applicable)
Property description with full address
Term and regime — AST under Housing Act 1988 OR assured periodic under the Renters' Rights Act 2025, picked by start date
Rent, payment frequency, payment method
Deposit amount, scheme name, and prescribed information notice
Tenant obligations — rent, utilities, council tax, fair use of the property
Landlord obligations — repairing covenant under Landlord and Tenant Act 1985 s.11, fitness for habitation under s.9A
Termination clauses appropriate to the regime — Section 21 / Section 8 grounds for pre-1 May 2026 ASTs; new statutory possession grounds for post-commencement assured tenancies
Required notices: How to Rent guide, EPC, Gas Safety Certificate, deposit prescribed information
The Renters' Rights Act 2025 introduces a hard switchover at the commencement date.
Tenancies starting before 1 May 2026
These can still be Assured Shorthold Tenancies under the Housing Act 1988. Section 21 notices served on or before 30 April 2026 remain valid, and court proceedings on those notices must begin by 31 July 2026. Pre-existing ASTs convert to assured periodic tenancies under the transitional provisions.
Tenancies starting on or after 1 May 2026
These are assured periodic by default. There is no fixed term, no Section 21 no-fault eviction. Rent increases are limited to once a year, by service of a Section 13 notice with a two-month minimum notice period. Possession can only be obtained on the new statutory grounds.
Renters' Rights Act 2025 (c. 26) — assured periodic default, Section 21 abolition, new possession grounds
Tenant Fees Act 2019 — banned fees, deposit cap (5 weeks rent under £50k pa, 6 weeks £50k+)
Deregulation Act 2015 — retaliatory eviction protection, prescribed information requirements
Housing Act 2004 s.213 — deposit protection in DPS, MyDeposits, or TDS within 30 days
Landlord and Tenant Act 1985 s.11 — landlord's repairing covenant
Homes (Fitness for Human Habitation) Act 2018 — fitness for habitation (LTA 1985 s.9A)
Gas Safety (Installation and Use) Regulations 1998 — annual gas safety certificate
Energy Performance of Buildings Regulations 2012 — EPC requirement, minimum E rating
Deposit cap and protection
The Tenant Fees Act 2019 caps deposits at 5 weeks' rent for tenancies with an annual rent under £50,000, and 6 weeks' rent for £50,000 and above.
The deposit must be protected in one of three government-approved schemes within 30 days of receipt:
Deposit Protection Service (DPS)
MyDeposits
Tenancy Deposit Scheme (TDS)
Prescribed information about the scheme must be served on the tenant. Failure to comply means the landlord cannot serve a valid Section 21 notice (where one is still permitted), and the tenant can claim 1–3× the deposit as compensation.
How to use the template
Click Generate My Tenancy Agreement above.
Pick the start date — the regime is chosen automatically.
Fill landlord, tenant, property, rent, and deposit details.
Add any agreed clauses (pets, smoking, garden maintenance, breaks).
Generate. Free users get a watermarked PDF; paid plans get a clean download.
Yes — a correctly completed and signed tenancy agreement is legally binding. The template references the right UK legislation. For unusual situations (HMOs, commercial-residential mixed use, rent over £100k pa, ongoing disputes), we recommend a UK solicitor reviews the document before signing.
Does the template comply with the Renters' Rights Act 2025?
Yes — the generator picks the correct regime based on the tenancy start date. Pre-1 May 2026 tenancies are drafted as ASTs under the Housing Act 1988 with Section 21 transitional rules. Tenancies starting on or after 1 May 2026 are drafted as assured periodic tenancies under the new Act.
How much does it cost?
Free for one watermarked document per month. Pro plan (£14.99/month) gives unlimited clean PDFs and 15 AI credits. Elite (£24.99/month) gives unlimited generations and 40 AI credits for analysis tools.
What about HMOs, student lets, or holiday lets?
Houses in Multiple Occupation, student lets, and short-term holiday lets have additional licensing and regulatory requirements not covered by a standard AST template. We recommend solicitor advice for these.
Can the tenant sign electronically?
Yes — UK tenancy agreements can be signed electronically (Electronic Communications Act 2000, Law Commission report 2019). Both parties should keep a signed copy.