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Assured Shorthold Tenancy Agreement (England & Wales)

Assured Shorthold Tenancy Agreement

Housing Act 1988 — England and Wales

ASSURED SHORTHOLD TENANCY AGREEMENT

Housing Act 1988 (as amended by the Housing Act 1996 and the Deregulation Act 2015)

England and Wales

PARTIES

This Assured Shorthold Tenancy Agreement (the “Agreement”) is made between:

LANDLORD: [Landlord Name], [Landlord Type], of [Landlord Address], [Landlord City], [Landlord County], [Landlord Postcode] (the “Landlord”). Tel: [Landlord Phone]. Email: [Landlord Email].

TENANT(S): [Tenant Name(s)] (the “Tenant”). Tel: [Tenant Phone]. Email: [Tenant Email].

Where there are two or more tenants, they shall be jointly and severally liable for all obligations under this Agreement.

1. THE PROPERTY

1.1 The Landlord lets and the Tenant takes [Property Description] known as [Property Address], [Property City], [Property County], [Property Postcode] (the “Property”) on an Assured Shorthold Tenancy in accordance with the Housing Act 1988 (as amended).

1.2 The Property is let for use as a private residential dwelling only. The Tenant must not use the Property for any business, trade, or commercial purpose without the prior written consent of the Landlord.

2. TERM

2.1 The tenancy shall commence on [Tenancy Start Date] and shall continue until [Tenancy End Date] (the “Fixed Term”), unless sooner determined in accordance with the terms of this Agreement or by operation of law.

2.2 After the expiry of the Fixed Term, unless a new fixed-term agreement is entered into, the tenancy shall continue as a statutory periodic tenancy under section 5 of the Housing Act 1988, running from month to month (or week to week, depending on the rent payment period) on the same terms as this Agreement until terminated by either party giving the required statutory notice.

2.3 This Agreement constitutes an Assured Shorthold Tenancy within the meaning of section 19A of the Housing Act 1988 (as inserted by section 96 of the Housing Act 1996).

3. RENT

3.1 The Tenant shall pay to the Landlord (or, where applicable, to the managing agent) a monthly rent of £[Monthly Rent] (the “Rent”), payable in advance on the [Rent Due Day] day of each month by [Rent Payment Method].

3.2 The first payment of Rent shall be made on or before [Tenancy Start Date].

3.3 If the Tenant fails to pay the Rent within 14 days of the due date, the Landlord may charge interest on the outstanding sum at a rate of 3% per annum above the Bank of England base rate from the date the Rent was due until the date of payment, as permitted by section 4 of the Tenant Fees Act 2019.

3.4 No other charges, fees, or payments shall be demanded from the Tenant except as expressly permitted by the Tenant Fees Act 2019.

3.5 [Utilities Responsibility]. [Council Tax Responsibility].

4. TENANCY DEPOSIT

4.1 The Tenant shall pay a tenancy deposit of £[Deposit Amount] (the “Deposit”) to the Landlord on or before the commencement date of the tenancy.

4.2 The Landlord shall protect the Deposit in the [Deposit Scheme] (an authorised tenancy deposit scheme under the Housing Act 2004) within 30 calendar days of receipt and shall provide the Tenant with the prescribed information required by the Housing (Tenancy Deposits) (Prescribed Information) Order 2007.

4.3 The Deposit shall be held as security for the performance of the Tenant’s obligations under this Agreement, including payment of Rent, maintenance of the Property in good condition, and compliance with all terms of this Agreement. The Deposit is not to be treated by the Tenant as payment of Rent.

4.4 At the end of the tenancy, the Landlord may make deductions from the Deposit only for: unpaid Rent; reasonable costs of repairing damage caused by the Tenant beyond fair wear and tear; reasonable costs of cleaning the Property if left in an unacceptable condition; or replacement of items damaged or missing beyond fair wear and tear.

4.5 Any disputes concerning the return of the Deposit shall be referred to the dispute resolution service operated by the [Deposit Scheme] in accordance with its rules.

5. LANDLORD’S OBLIGATIONS

5.1 The Landlord shall:

  • allow the Tenant peaceful enjoyment of the Property during the tenancy without interruption or disturbance by the Landlord, subject to the Landlord’s right of access in accordance with clause 7;
  • keep in repair the structure and exterior of the Property (including drains, gutters, and external pipes) pursuant to section 11 of the Landlord and Tenant Act 1985;
  • keep in repair and proper working order the installations in the Property for the supply of water, gas, and electricity and for sanitation (including basins, sinks, baths, and sanitary conveniences) pursuant to section 11 of the Landlord and Tenant Act 1985;
  • keep in repair and proper working order the installations in the Property for space heating and heating of water pursuant to section 11 of the Landlord and Tenant Act 1985;
  • ensure the Property is fit for human habitation at the commencement of and throughout the tenancy pursuant to the Homes (Fitness for Human Habitation) Act 2018;
  • provide and maintain working smoke alarms on each storey of the Property and a carbon monoxide alarm in each room containing a solid fuel burning appliance, pursuant to the Smoke and Carbon Monoxide Alarm (Amendment) Regulations 2022;
  • ensure that any gas appliances, flues, and associated pipe work in the Property are maintained in a safe condition and that an annual gas safety check is carried out by a Gas Safe registered engineer pursuant to the Gas Safety (Installation and Use) Regulations 1998;
  • ensure that all fixed electrical installations are inspected and tested by a qualified electrician at intervals of no more than five years pursuant to the Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020;
  • provide to the Tenant before the commencement of the tenancy: a valid Energy Performance Certificate (EPC) with a rating of [EPC Rating], the current government ‘How to Rent’ checklist, and (if applicable) a current Gas Safety Certificate (CP12) and a copy of the most recent Electrical Installation Condition Report (EICR). Gas supply at property: [Gas Supply].

6. TENANT’S OBLIGATIONS

6.1 The Tenant shall:

  • pay the Rent on the due date by the agreed method and in full without any deduction or set-off;
  • keep the Property and its contents clean, tidy, and in the same condition as at the start of the tenancy (fair wear and tear excepted), and to maintain the interior of the Property in good decorative order;
  • not carry out any alterations, additions, or improvements to the Property without the prior written consent of the Landlord;
  • not sublet the Property or any part of it, or assign this Agreement, without the prior written consent of the Landlord, which must not be unreasonably withheld in accordance with section 15 of the Housing Act 1988;
  • not cause or permit any nuisance, annoyance, or disturbance to neighbours or other occupiers of nearby properties;
  • not use the Property for any illegal or immoral purpose;
  • notify the Landlord promptly of any disrepair, defect, or damage to the Property or any of the Landlord’s fixtures, fittings, or appliances;
  • permit the Landlord or the Landlord’s agent to enter the Property at reasonable times and on at least 24 hours’ prior written notice to carry out inspections, repairs, or any works required by law;
  • comply with the Right to Rent requirements under the Immigration Act 2014 and not permit any person to occupy the Property who does not have the right to rent in the United Kingdom;
  • not keep or permit any animals or pets at the Property except as provided in clause 8 of this Agreement.

7. LANDLORD’S RIGHT OF ACCESS

7.1 The Landlord or the Landlord’s agent shall be entitled to enter the Property at reasonable hours with at least 24 hours’ prior written notice to the Tenant for the purposes of: carrying out inspections; carrying out repairs, maintenance, or improvements; showing the Property to prospective tenants during the last two months of the Fixed Term; or complying with any obligation imposed by law.

7.2 In an emergency involving risk to life or property, the Landlord or the Landlord’s agent may enter the Property without prior notice.

8. PETS

8.1 [Pets Permitted]. Any consent granted is limited to the specific animal(s) agreed in writing between the parties.

8.2 Note: Under the Renters’ Rights Act 2025, the Landlord must not unreasonably refuse a written request from the Tenant to keep a pet at the Property.

9. SMOKING

9.1 [Smoking Policy]. Breach of this clause may result in deductions from the Deposit to cover the cost of specialist cleaning.

10. ENDING THE TENANCY

10.1 During the Fixed Term: The Landlord may only seek possession during the Fixed Term by serving a Section 8 notice under section 8 of the Housing Act 1988 relying on one of the grounds set out in Schedule 2 to that Act.

10.2 Section 21 Notices: As a result of the Renters’ Rights Act 2025, no Section 21 notice to recover possession may be served on or after 1 May 2026. After that date, the Landlord may only seek possession by serving a Section 8 notice on one of the grounds in Schedule 2 to the Housing Act 1988 (as amended by the Renters’ Rights Act 2025).

10.3 Periodic Tenancy: After the Fixed Term, either party may end the tenancy by giving written notice in accordance with applicable law, including the requirements of the Renters’ Rights Act 2025 as they come into force.

10.4 On or before the last day of the tenancy, the Tenant shall return all keys and access devices to the Landlord or the managing agent, leave the Property in a clean and tidy condition consistent with the inventory prepared at the start of the tenancy (fair wear and tear excepted), and notify the relevant authorities of the change of address.

11. INVENTORY AND SCHEDULE OF CONDITION

11.1 An inventory and schedule of condition of the Property and its contents shall be prepared before the commencement of the tenancy. The Tenant shall check and sign the inventory within 5 days of the commencement date. Any disagreement must be notified to the Landlord in writing within that period, failing which the inventory shall be deemed accepted by the Tenant.

11.2 At the end of the tenancy, a check-out inspection shall be carried out and compared to the inventory to assess any damage, missing items, or additional cleaning requirements beyond fair wear and tear.

12. DATA PROTECTION

12.1 The Landlord (or managing agent) shall process the Tenant’s personal data in accordance with the UK General Data Protection Regulation (UK GDPR) as incorporated into domestic law by the Data Protection Act 2018. Personal data will be processed only to the extent necessary for the management of the tenancy, compliance with legal obligations, and the protection of legitimate interests. The Landlord’s privacy notice will be provided separately.

13. THIRD PARTY RIGHTS

13.1 A person who is not a party to this Agreement shall have no right under the Contracts (Rights of Third Parties) Act 1999 to enforce any of its terms.

14. NOTICES

14.1 Any notice served under or in connection with this Agreement shall be in writing and shall be delivered by hand, sent by first-class post, or sent by email. For the purposes of section 48 of the Landlord and Tenant Act 1985, the Landlord’s address for service of notices is: [Landlord Address], [Landlord City], [Landlord County], [Landlord Postcode].

14.2 Notices sent by first-class post shall be deemed received on the second business day after posting. Notices sent by email shall be deemed received on transmission, provided no delivery failure notification is received.

15. GOVERNING LAW AND JURISDICTION

15.1 This Agreement shall be governed by and construed in accordance with the laws of England and Wales. Each party irrevocably submits to the exclusive jurisdiction of the courts of England and Wales to settle any dispute arising out of or in connection with this Agreement.

PRESCRIBED INFORMATION AND STATUTORY STATEMENT

The following information is provided pursuant to the Assured Shorthold Tenancy Notices and Prescribed Requirements (England) Regulations 2015:

  • This tenancy is an Assured Shorthold Tenancy. Both the Landlord and the Tenant have certain rights and obligations under the Housing Act 1988.
  • The Landlord has complied with, or is required to comply with, the obligations to protect the tenancy deposit in a government-approved scheme.
  • The Tenant has the right to contact a Citizens Advice Bureau, Shelter, or other appropriate advice service for assistance.

SIGNED AS AN AGREEMENT

IN WITNESS WHEREOF, the parties have signed this Agreement on the date first written above.

LANDLORD

Name: [Landlord Name]

Address: [Landlord Address], [Landlord City], [Landlord County], [Landlord Postcode]

TENANT(S)

Name(s): [Tenant Name(s)]

Landlord

________________

Signature

Date: ________________

Tenant

________________

Signature

Date: ________________

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What Is a Assured Shorthold Tenancy Agreement (England & Wales)?

An Assured Shorthold Tenancy Agreement in the United Kingdom sets the rent, deposit, fixed term, repairing obligations, and notice requirements for a residential let, and is shaped by the Landlord and Tenant Act 1985.

Under section 19A of the Housing Act 1988 (as inserted by section 96 of the Housing Act 1996), any new residential tenancy granted by a private landlord in England or Wales will automatically be an Assured Shorthold Tenancy unless it falls within one of the narrow statutory exceptions — for example, where the annual rent exceeds £100,000 per year, where the tenant is a company, or where the dwelling is not the tenant's only or principal home. This automatic classification means that understanding the legal framework governing ASTs is essential for every private landlord and tenant in England and Wales.

The AST grants the tenant a right to remain in the property for the duration of the agreed fixed term, typically six or twelve months. During this period, the landlord can only recover possession if the tenant is in breach of the agreement or one of the statutory grounds for possession is made out under Schedule 2 to the Housing Act 1988. Once the fixed term expires, the tenancy automatically becomes a statutory periodic tenancy running from month to month on the same terms as the original agreement, unless a new fixed term is agreed or the tenancy is brought to an end by lawful notice.

The legal environment for ASTs has changed significantly in recent years. The Deregulation Act 2015 introduced new pre-conditions for the service of valid section 21 possession notices, including requirements to provide prescribed documents (EPC, Gas Safety Certificate, How to Rent guide, and EICR). The Tenant Fees Act 2019 prohibited all tenant fees except rent, the tenancy deposit (capped at five or six weeks' rent), a holding deposit (capped at one week's rent), and limited default charges. Most recently, the Renters' Rights Act 2025, which received Royal Assent on 27 October 2025, has fundamentally reformed the law by abolishing section 21 'no-fault' evictions from 1 May 2026, converting all existing fixed-term ASTs to periodic tenancies on abolition day, and strengthening tenant protections in a number of other respects.

The legal framework governing the Assured Shorthold Tenancy Agreement (England & Wales) in United Kingdom draws on several key statutes and regulatory bodies. Under the Landlord and Tenant Act 1985 and Housing Act 1988, disputes may be referred to the First-tier Tribunal (Property Chamber). Section 11 of the Landlord and Tenant Act 1985 sets repair obligations. The Land Registry maintains title records under the Land Registration Act 2002. Section 2 of the Law of Property (Miscellaneous Provisions) Act 1989 governs contracts for the sale of land. The Tenant Fees Act 2019 restricts permitted payments. Parties executing a Assured Shorthold Tenancy Agreement (England & Wales) in United Kingdom should confirm the document reflects current law, including any amendments enacted since the original drafting date. The Landlord and Tenant Act 1985 sets the foundational requirements.

When Do You Need a Assured Shorthold Tenancy Agreement (England & Wales)?

A written Assured Shorthold Tenancy Agreement should be used whenever a private landlord in England or Wales lets a residential property to an individual as their only or principal home, regardless of whether the landlord is an individual, a company, or a trust. Although a written agreement is not technically required for a short residential tenancy under section 52 of the Law of Property Act 1925 (which exempts leases of three years or fewer created at full market rent from the requirement for a deed), a written agreement is strongly recommended in every case as it records the rights and obligations of both parties clearly and is essential for resolving disputes.

A formal AST is particularly important in the following circumstances: where a significant tenancy deposit is being taken, since the landlord must comply with deposit protection legislation and the deposit cap under the Tenant Fees Act 2019; where there are specific rules about pets, alterations, subletting, or use of the property; where a guarantor arrangement is required; where a break clause is to be included; or where the landlord needs to demonstrate compliance with the prescribed document requirements for the purposes of the Renters' Rights Act 2025.

Landlords should be aware that before the tenancy commences they are legally required to provide the tenant with several prescribed documents. These include: a valid Energy Performance Certificate (EPC) with a minimum rating of E under the Energy Efficiency (Private Rented Property) (England and Wales) Regulations 2015; a current Gas Safety Certificate (CP12) signed by a Gas Safe registered engineer under the Gas Safety (Installation and Use) Regulations 1998 (where the property has a gas supply); an Electrical Installation Condition Report (EICR) from a qualified electrician under the Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020; and the government's 'How to Rent' checklist under the Assured Shorthold Tenancy Notices and Prescribed Requirements (England) Regulations 2015.

Under the Renters' Rights Act 2025, landlords will be required to provide a written tenancy agreement to every tenant at the start of the tenancy. Failure to comply with the new obligations introduced by that Act may give rise to civil penalties, a landlord's inability to serve valid possession notices, and inclusion on the new Landlord Ombudsman's database.

What to Include in Your Assured Shorthold Tenancy Agreement (England & Wales)

A properly drafted Assured Shorthold Tenancy Agreement for England and Wales should include the following key elements:

1. Parties and property: The full legal names and addresses of the landlord (and any managing agent) and all adult tenants who will be jointly and severally liable, together with the full address and a description of the rental property. All tenants must be identified because joint and several liability means each tenant is responsible for the full amount of the rent and all other obligations.

2. Term: The start date and end date of the fixed term, which must be at least six months. Under the Renters' Rights Act 2025, fixed-term tenancies will eventually be abolished and replaced with periodic tenancies, though the transitional arrangements mean that well-drafted fixed-term agreements remain useful for the immediate future.

3. Rent and permitted charges: The monthly rent amount, the due date, and the payment method. The Tenant Fees Act 2019 imposes strict limits on what a landlord may charge — only rent, the tenancy deposit, a holding deposit, and limited default charges are permitted.

4. Tenancy deposit: The amount (capped at five weeks' rent where annual rent is below £50,000, or six weeks' rent where annual rent is £50,000 or more), the name of the government-approved deposit protection scheme, and the circumstances in which deductions may be made. The landlord must protect the deposit within 30 days.

5. Landlord's obligations: Statutory repairing obligations under section 11 of the Landlord and Tenant Act 1985, fitness for human habitation under the Homes (Fitness for Human Habitation) Act 2018, gas safety obligations, electrical safety obligations, smoke and carbon monoxide alarm requirements under the Smoke and Carbon Monoxide Alarm (Amendment) Regulations 2022, and the obligation to provide prescribed documents.

6. Tenant's obligations: Payment of rent, maintenance of the property, prohibition on subletting or assignment without consent, nuisance obligations, Right to Rent compliance, and obligations to notify the landlord of disrepair.

7. Access: The landlord's right of entry on at least 24 hours' written notice for inspections and repairs, and the right of emergency access without notice.

8. Pets and smoking: Clear provisions reflecting the new obligation under the Renters' Rights Act 2025 not to unreasonably refuse a tenant's written request to keep a pet.

9. Ending the tenancy: The position on possession notices following the Renters' Rights Act 2025, including the abolition of section 21 from 1 May 2026 and the grounds under which a section 8 notice may be served.

10. Governing law: England and Wales, with exclusive jurisdiction of the courts of England and Wales.

Additional compliance elements for a Assured Shorthold Tenancy Agreement (England & Wales) used in United Kingdom include: Under the Landlord and Tenant Act 1985 and Housing Act 1988, disputes may be referred to the First-tier Tribunal (Property Chamber). Section 11 of the Landlord and Tenant Act 1985 sets repair obligations. The Land Registry maintains title records under the Land Registration Act 2002. Section 2 of the Law of Property (Miscellaneous Provisions) Act 1989 governs contracts for the sale of land. The Tenant Fees Act 2019 restricts permitted payments. Forms-legal.com provides this template as a starting point for United Kingdom-compliant documentation.

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@misc{formslegal-assured-shorthold-tenancy-agreement-england-wales,
  author       = {{Forms Legal}},
  title        = {Assured Shorthold Tenancy Agreement (England & Wales) (United Kingdom)},
  year         = {2026},
  howpublished = {\url{https://forms-legal.com/uk/real-estate/leases/assured-shorthold-tenancy-agreement-england-wales}},
  note         = {Free legal document template. Based on Landlord and Tenant Act 1985}
}

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