Quick answer
A tenancy agreement template for England in 2026 should be written as an assured periodic tenancy with no fixed end date, and it must contain the written information the government requires, such as the parties, the property, the rent and how it can be increased, the deposit, included bills, and how each side can end the tenancy. You can create one here, preview it free and download the clean PDF for £49.
- New private tenancies in England started on or after 1 May 2026 are assured periodic tenancies.
- An assured tenancy can no longer have a fixed end date.
- Landlords must give specified written information before the tenancy is agreed, or risk a fine of up to £7,000.
- Wales, Scotland and Northern Ireland use different tenancy rules and need different documents.
Why an old AST template is risky in 2026
For years the standard document for private renting in England was the assured shorthold tenancy (AST) agreement, often with a 6 or 12 month fixed term. The Renters' Rights Act 2025 changed that. From 1 May 2026 existing ASTs became assured periodic tenancies and new tenancies are created as assured periodic tenancies.
A template written for the old system usually contains things that no longer work:
- A fixed end date or a minimum term. An assured tenancy cannot have an end date, and any end date written into the agreement no longer applies.
- A break clause or a clause referring to section 21. Section 21 'no fault' possession is no longer available.
- Rent review clauses that let the landlord raise rent on a set formula. Rent increases now generally go through the section 13 process once a year.
- Rent payable months in advance. A landlord cannot ask for, encourage or accept rent before the agreement is signed, and the advance payment after signing is limited.
- A blanket ban on pets. Tenants can ask to keep a pet and the landlord can only refuse for a valid reason.
Using an outdated template does not usually make the whole tenancy invalid, but it can mean the tenant does not get the written information the law requires, which can expose the landlord to penalties and disputes later.
What a 2026 tenancy agreement template must include
Government guidance sets out the written information a landlord must give the tenant before a new tenancy is agreed. A good template turns that list into clear clauses. At a minimum, check that your document covers:
| Topic | What the agreement should record |
|---|---|
| Parties | Full names of every landlord and tenant, plus an address in England or Wales where notices can be served on the landlord. |
| Property | The full address and which rooms, outbuildings, parking or furniture are included. |
| Start date | The date the tenancy begins. There is no end date. |
| Rent | The amount, how often it is paid (weekly or monthly), the payment date and how to pay. |
| Rent increases | That rent can only be increased using the statutory section 13 process, normally once a year. |
| Bills | Which bills, if any, are included in the rent, and the amount and timing of any bills the tenant pays to the landlord separately. |
| Deposit | The deposit amount, the protection scheme and the conditions for return. |
| Ending the tenancy | How the tenant can end it with notice, and that the landlord can only end it using a legal ground. |
| Repairs and safety | Landlord repair duties, fitness for human habitation, gas and electrical safety. |
| Pets and adaptations | How tenants can ask for consent to keep a pet or make disability adaptations. |
Our assured periodic tenancy agreement builder walks through each of these topics in order, so nothing is skipped.
Free tenancy agreement templates compared with a guided builder
Free Word or PDF templates are useful for seeing what an agreement looks like. The trade-off is that you have to edit the legal wording yourself, check it is still current, and remove anything that conflicts with the 2026 rules.
| Free downloadable template | Tenancy Agreements builder | |
|---|---|---|
| Updated for 1 May 2026 rules | Varies, often not | Yes |
| Covers required written information | You must check | Built into the questions |
| Fixed end date or section 21 wording | Often included | Not included |
| Preview before paying | Not applicable | Free watermarked sample |
| Final document | Editable file | Clean PDF for £49, one-off |
| Saved to an account | No | Yes, with a history of agreements |
If you only need one agreement and are confident editing legal documents, a free template can be a starting point. If you want a document structured around current official guidance without rewriting clauses, a guided builder saves time. See pricing for what is included.
How to create your tenancy agreement in 4 steps
- Check it fits. Confirm the property is in England, it will be the tenant's main home, and the letting suits an assured periodic tenancy. Lodgers, holiday lets, company lets and social housing usually need something different.
- Gather the details. Names and contact details, the property address, the rent and payment day, the deposit and scheme, bills, and any practical rules such as parking or gardens.
- Answer the questions. The builder asks for each piece of required information in plain English and explains why it matters.
- Review and download. Check a watermarked sample for free, then pay £49 once for the clean PDF to share and sign.
Before signing, give the tenant time to read the agreement. Our guide to reviewing a draft tenancy agreement has a checklist both sides can use.
Is there one tenancy agreement template for the whole UK?
No. Housing law is devolved, so a 'UK tenancy agreement template' does not really exist. This service is for England only.
- Wales uses occupation contracts under the Renting Homes (Wales) Act 2016.
- Scotland uses the private residential tenancy, with its own model agreement.
- Northern Ireland has its own private tenancy rules and notice requirements.
If your property is outside England, use the official guidance for that nation rather than an England template.
Signing the agreement and what to give the tenant
Both landlord and every adult tenant should sign. Electronic signatures are widely used for tenancy agreements. Alongside the agreement, a landlord normally needs to give the tenant other documents, including:
- A valid gas safety record where there is a gas supply.
- The Energy Performance Certificate (EPC).
- An electrical installation condition report (EICR).
- The government's How to Rent guide, where applicable.
- Deposit protection details and prescribed information within 30 days of receiving the deposit.
Keep copies of everything you give and receive. Our guide on organising tenancy deposit documents explains a simple filing system.
Clause by clause: what good wording looks like
| Clause | Avoid | Use instead |
|---|---|---|
| Term | 'The tenancy is for 12 months from...' | 'The tenancy is an assured periodic tenancy starting on... and continuing monthly.' |
| Ending | 'The landlord may serve notice under section 21.' | 'The landlord may only end the tenancy on a ground under Schedule 2 of the Housing Act 1988.' |
| Rent increases | 'Rent will rise by 5% each year.' | 'Rent may be increased using the statutory procedure in section 13.' |
| Pets | 'No pets allowed.' | 'The tenant may request consent to keep a pet, which the landlord will not unreasonably refuse.' |
| Rent in advance | 'Six months' rent is payable on signing.' | 'The first month's rent is payable after signing and before the tenancy starts.' |
These examples are illustrations of the principle, not legal wording to copy. Our builder generates complete clauses based on your answers.
Who uses this template
- Self-managing private landlords letting a whole property in England.
- Accidental landlords letting a former home.
- Small portfolio landlords who want a consistent, current document for every let.
- Tenants who want to understand what a compliant agreement should contain.
- Sharers who need one joint agreement. See joint tenancies.
It is not designed for lodgers in your own home, holiday lets, company lets, or properties in Wales, Scotland or Northern Ireland.
Common questions
Is there a free tenancy agreement template for 2026?
Free templates exist, but many were written for assured shorthold tenancies and include fixed terms or section 21 wording that no longer applies in England. With Tenancy Agreements you can build and preview your agreement free, and only pay £49 if you want the clean PDF.
Can I still use an assured shorthold tenancy agreement?
Not for a new private tenancy in England from 1 May 2026. New tenancies are assured periodic tenancies. Existing ASTs became assured periodic tenancies automatically. Read what replaced the AST.
Does a tenancy agreement have to be in writing?
For tenancies created from 1 May 2026, the landlord must give the tenant specified written information before the tenancy is agreed. In practice the simplest way to do that is a written tenancy agreement.
Can I download the tenancy agreement as a PDF?
Yes. You can download a watermarked sample PDF for free, then pay £49 once for a clean PDF without the watermark.
Does this template work for Wales or Scotland?
No. It is designed for private renting in England only. Wales and Scotland have different tenancy types and model agreements.
Do both landlord and tenant need a copy?
Yes. Every party should keep a signed copy. Our clean PDF can be shared by email for electronic or printed signing.
Official sources
We check these pages against official GOV.UK guidance. This page is general information for England, not legal advice for your situation.
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