Release of Liability for Tenancy (England & Wales)
RELEASE OF LIABILITY FOR TENANCY
(END OF TENANCY RELEASE)
This Release of Liability for Tenancy (the “Release”) is entered into on [Release Date] between:
(1) [Landlord Name], whose address is at [Landlord Address], [Landlord City], [Landlord Postcode] (the “Landlord”); and
(2) [Tenant Name], whose forwarding address is [Tenant Forwarding Address] (the “Tenant”).
The Landlord and the Tenant are referred to collectively as the “Parties” and individually as a “Party”.
BACKGROUND
A. The Landlord granted a [Tenancy Type] in respect of the property at [Property Address], [Property City], [Property Postcode] (the “Property”), commencing on [Tenancy Start Date] (the “Tenancy”).
B. The Tenancy ended on [Tenancy End Date]. The Tenant vacated the Property and returned all keys to the Landlord on [Key Return Date].
C. The Parties wish to release each other from claims arising from or in connection with the Tenancy on the terms set out in this Release. Release type: [Release Type].
1. DEPOSIT SETTLEMENT
1.1 A tenancy deposit of £[Deposit Amount] (the “Deposit”) was held in connection with the Tenancy and was protected in the [Deposit Scheme] in accordance with the requirements of the Housing Act 2004 and the Deregulation Act 2015.
1.2 The Parties agree that the sum of £[Deposit Return Amount] shall be returned to the Tenant in full and final settlement of all claims relating to the Deposit.
1.3 The agreed deductions from the Deposit are as follows: [Deposit Deductions]. The Parties confirm that these deductions are permitted under the Tenant Fees Act 2019 and the tenancy agreement.
1.4 The return of the Deposit balance pursuant to this clause constitutes full and final settlement of all claims between the Parties in connection with the Deposit, whether under the Housing Act 2004, the common law, or otherwise.
2. PROPERTY CONDITION
2.1 The Parties confirm that the Property was found to be in [Property Condition] upon the Tenant’s vacation, taking into account the permitted standard of fair wear and tear under English common law.
2.2 The final utility meter readings recorded at the Property upon vacation were as follows: [Meter Readings]. The Tenant’s liability for utility charges in respect of the Property ceases as at the date of those readings.
2.3 The Tenant confirms that all personal belongings have been removed from the Property and that all keys, access fobs, and security devices have been returned to the Landlord.
2.4 The Landlord confirms that they have no outstanding claim against the Tenant in respect of the condition of the Property beyond the deductions agreed in clause 1.3 of this Release.
3. GENERAL PROVISIONS
3.1 This Release and any dispute or claim (including non-contractual disputes or claims) arising out of or in connection with it shall be governed by and construed in accordance with the laws of England and Wales.
3.2 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 Release.
3.3 The Parties acknowledge the limitation periods applicable to tenancy-related claims under the Limitation Act 1980 (six years for most contract claims under section 5) and confirm that this Release is entered into freely and voluntarily with full knowledge of those periods.
3.4 A person who is not a party to this Release shall have no right under the Contracts (Rights of Third Parties) Act 1999 to enforce any of its terms.
3.5 No amendment or variation of this Release shall be effective unless made in writing and signed by both Parties.
3.6 If any provision of this Release is held to be invalid or unenforceable under English law, the remaining provisions shall continue in full force and effect.
3.7 This Release constitutes the entire agreement between the Parties in relation to the end of the Tenancy and supersedes all prior oral and written agreements on the same subject matter.
3.8 This Release may be executed in counterparts. Electronic signatures shall be binding for the purposes of this Release.
IN WITNESS WHEREOF, the Parties have executed this Release of Liability for Tenancy on the date first written above.
SIGNED BY THE LANDLORD
Full name: [Landlord Name]
Address: [Landlord Address], [Landlord City], [Landlord Postcode]
SIGNED BY THE TENANT
Full name: [Tenant Name]
Forwarding address: [Tenant Forwarding Address]
Landlord
[Landlord Name]
Signature
Date: ________________
Tenant
[Tenant Name]
Signature
Date: ________________
What Is a Release of Liability for Tenancy (England & Wales)?
A Release of Liability for Tenancy in the United Kingdom releases one party from liability and records the risks the other party accepts in return for taking part or receiving a benefit, and takes its legal force from the Housing Act 1988.
The document addresses the key points of dispute that commonly arise at the end of a tenancy in England and Wales: the return of the tenancy deposit, deductions for damage or dilapidations, outstanding rent arrears, the condition of the property, and the performance of each party's obligations under the tenancy agreement and the applicable legislation. By signing the release, both parties confirm that all matters have been settled and that neither will pursue the other in court or before a deposit adjudication scheme in relation to the released claims.
In England and Wales, residential tenancies are primarily governed by the Housing Act 1988 (which introduced the assured shorthold tenancy regime that applies to the vast majority of private residential lettings), the Landlord and Tenant Act 1985 (which sets out the landlord's implied repairing obligations), the Housing Act 2004 (which introduced mandatory deposit protection in government-approved schemes), the Deregulation Act 2015 (which strengthened deposit protection requirements), and the Tenant Fees Act 2019 (which restricts the charges and deductions a landlord may make from a tenant's deposit).
The United Kingdom Release of Liability for Tenancy (England & Wales) Release is governed by English law and is intended for use in respect of properties in England and Wales. It is not intended for use in Scotland or Northern Ireland, which have separate legislative regimes for residential tenancies.
The legal framework governing the Release of Liability for Tenancy (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 Release of Liability for Tenancy (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 Release of Liability for Tenancy (England & Wales)?
A Release of Liability for Tenancy is the appropriate document to use at the conclusion of any private residential tenancy in England and Wales where the parties wish to achieve a clean break and avoid future disputes. It is particularly important in situations where there is any potential for disagreement about the deposit, the condition of the property, rent arrears, or other aspects of the tenancy.
The release is typically used in the following circumstances: at the end of an assured shorthold tenancy (AST) where the landlord and tenant have agreed on the deposit return and any deductions and wish to confirm that agreement in writing; where there has been a dispute during the tenancy about repairs, maintenance, or the landlord's obligations under section 11 of the Landlord and Tenant Act 1985, and the parties wish to settle that dispute on a full and final basis; where a tenant has been in rent arrears during the tenancy and the landlord agrees to accept a reduced sum in full and final settlement; where the property has suffered damage during the tenancy and the parties have agreed on the level of compensation to be paid by the tenant or deducted from the deposit; and where a tenancy has ended early by agreement and the parties wish to document the agreed terms of the early termination and release each other from further obligations.
The release is also useful where the tenancy has involved a letting agent: the release can confirm that the agent's role has ended and that any claims against the landlord in connection with the agent's management of the property are also released.
The United Kingdom Release of Liability for Tenancy (England & Wales) Release should not be used to compromise an employee's statutory employment rights in the employment context, which requires a statutory settlement agreement under section 203 of the Employment Rights Act 1996. It is also not a substitute for formal legal proceedings where the parties are unable to reach agreement, in which case the tenant or landlord should seek advice from a solicitor or apply to the relevant deposit scheme's adjudication service.
What to Include in Your Release of Liability for Tenancy (England & Wales)
A well-drafted Release of Liability for Tenancy for use in England and Wales must contain several key provisions to confirm it is legally effective, thorough, and protects the interests of both the landlord and the tenant.
The identification of the parties and the property is the essential starting point. The release must name the landlord and tenant exactly as they appear on the tenancy agreement, and must identify the rental property by its full postal address and postcode. Where there are joint tenants, all should be named.
The tenancy period clause records the start and end dates of the tenancy and the date on which the tenant returned the keys. Confirming the key return date is important because it establishes the date from which the tenant's liability for rent and utilities ceases.
The deposit settlement clause is the heart of most end of tenancy releases. It should specify the total deposit amount, the deposit protection scheme in which it was held (TDS, DPS, or MyDeposits), the amount being returned to the tenant, and a clear itemised description of any deductions. Under the Tenant Fees Act 2019, only permitted deductions may be made, and the release should confirm that any deductions comply with that Act. The clause should expressly state that the return of the deposit balance constitutes full and final settlement of all deposit-related claims, including any claim under section 214 of the Housing Act 2004.
The property condition clause confirms the agreed state of the property at the time of vacation, in accordance with the fair wear and tear standard recognised by English landlord and tenant law. Recording the final utility meter readings in the release confirms the date from which the tenant's responsibility for utilities ends and reduces the risk of disputes with utility providers.
The release of claims clause is the operative provision that discharges the parties from future litigation. The release should be carefully worded to cover all known claims arising from the tenancy, including rent arrears, damage, dilapidation claims, and any breach of the tenancy agreement. An optional mutual release covers claims by both parties against each other.
The governing law clause confirms that the release is governed by the laws of England and Wales and that disputes will be resolved in the courts of England and Wales. This is particularly important where either party is not resident in England and Wales at the time of signing.
Additional compliance elements for a Release of Liability for Tenancy (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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Reference this free template in an article, syllabus, or research note:
Forms Legal. (2026). Release of Liability for Tenancy (England & Wales) (United Kingdom) [Legal document template]. Forms Legal. https://forms-legal.com/uk/real-estate/notices/release-of-liability-tenancy-uk
"Release of Liability for Tenancy (England & Wales) (United Kingdom)." Forms Legal, 2026, https://forms-legal.com/uk/real-estate/notices/release-of-liability-tenancy-uk.
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note = {Free legal document template. Based on Landlord and Tenant Act 1985}
}Also available for these jurisdictions:
Frequently Asked Questions
A Release of Liability for Tenancy (also called an end of tenancy release) is a legally binding contract under English law by which the landlord and tenant formally agree to release each other from all claims arising from or connected with the tenancy, including claims relating to rent arrears, dilapidations, deposit disputes, and any breaches of the tenancy agreement. Once signed, neither party can pursue the released claims in the courts of England and Wales. The release provides finality for both parties and reduces the risk of protracted disputes after the tenancy ends. Unlike an informal agreement, a properly drafted release is enforceable as a simple contract and, provided it is supported by genuine consideration (such as the return of the deposit or a reciprocal release), will be upheld by the English courts. The release is distinct from a formal settlement agreement and does not require solicitor involvement, though both parties may wish to seek independent legal advice before signing, particularly where significant sums are at stake.
The Housing Act 2004, as amended by the Localism Act 2011 and the Deregulation Act 2015, requires landlords of assured shorthold tenancies (ASTs) to protect tenancy deposits in a government-approved deposit protection scheme within 30 days of receipt. The three approved schemes are the Tenancy Deposit Scheme (TDS), the Deposit Protection Service (DPS), and MyDeposits. If a landlord fails to protect the deposit or to provide the prescribed information about the scheme within the required period, the tenant may apply to court for a penalty of one to three times the deposit amount under section 214 of the Housing Act 2004. A Release of Liability for Tenancy should clearly address the deposit: confirming the scheme used, the amount being returned, and any agreed deductions. By including an express settlement of the deposit in the release, both parties confirm that no further claims will be made in relation to the deposit, including any claim under section 214. The Tenant Fees Act 2019 further restricts the deductions a landlord may make from a deposit, permitting deductions only for rent arrears, damage to the property beyond fair wear and tear, loss of keys or security devices, and (in certain circumstances) utilities or council tax.
A detailed Release of Liability for Tenancy in England and Wales will typically cover all claims arising from the tenancy, including: (1) rent arrears and any disputed or unpaid charges during the tenancy period; (2) dilapidations and damage to the property, subject to the landlord's right to deduct agreed amounts from the deposit for damage beyond fair wear and tear; (3) any alleged breaches of the tenancy agreement, whether by the landlord or the tenant; (4) the landlord's obligations under the Landlord and Tenant Act 1985, including the obligation to keep the structure and exterior of a dwelling in repair (section 11) and to maintain installations for the supply of water, gas, electricity, and sanitation; (5) any claims under the Housing Act 1988 in relation to the assured shorthold tenancy, including claims related to the grounds for possession; (6) deposit disputes, including any claim that the deposit was not protected in accordance with the Housing Act 2004; and (7) any other claims that have arisen between the parties during or at the end of the tenancy. The release does not typically cover claims that arise after the execution of the release or obligations that are expressly stated to survive.
Fair wear and tear is a long-established principle of English landlord and tenant law that distinguishes between ordinary deterioration of a property caused by reasonable everyday use and actual damage caused by the tenant's negligence, misuse, or deliberate action. Under this principle, a landlord cannot deduct from a tenant's deposit for deterioration that would be expected from normal occupation over the tenancy period. Examples of fair wear and tear include minor scuffs and marks on painted walls from everyday use, slight fading of carpets and curtains due to sunlight and foot traffic, small scratches on wooden floors from regular use, and minor wear to kitchen units consistent with normal cooking and cleaning. By contrast, deductions are permitted for damage such as large stains or burns on carpets, holes in walls, broken fixtures or fittings, pet damage, and deliberate damage. The deposit protection schemes (TDS, DPS, and MyDeposits) all apply the fair wear and tear standard when adjudicating disputed deductions. A Release of Liability for Tenancy should record the agreed deductions and expressly confirm that the property was left in an agreed condition consistent with fair wear and tear, in order to prevent future disputes about the basis of any deductions made.
The Limitation Act 1980 sets out the time limits within which claims must be brought before the courts of England and Wales. For claims in contract — which includes most claims under a tenancy agreement, such as claims for rent arrears or damages for breach of a repairing covenant — the standard limitation period is six years from the date the cause of action accrued (section 5 of the Limitation Act 1980). Claims for personal injury arising in connection with a tenancy (for example, injuries caused by the landlord's failure to maintain the property in repair under section 11 of the Landlord and Tenant Act 1985) must generally be brought within three years of the date of injury or the claimant's date of knowledge under section 11 of the Limitation Act 1980. Deposit-related claims under section 214 of the Housing Act 2004 must be brought within six years. A Release of Liability for Tenancy extinguishes the released claims regardless of whether they are within or outside the applicable limitation period at the time of signing, which is why the release includes an acknowledgment of the Limitation Act 1980 limitation periods.
A Release of Liability for Tenancy does not need to be executed as a deed under English law to be legally binding, provided it is supported by genuine consideration. Consideration in the context of a tenancy release typically consists of the return of the deposit balance, a mutual release of claims, or some other commercial benefit. A release supported by genuine consideration is enforceable as a simple contract and does not require a witness, although it is good practice to have signatures witnessed to reduce the risk of a later dispute about whether the document was signed. A deed, by contrast, does not require consideration but must be signed in the presence of a witness who also signs the document, and must be delivered to take effect. For most practical purposes, a simple contract release supported by genuine consideration is sufficient. Electronic signatures are recognised as valid for simple contract releases under the Electronic Communications Act 2000 and the guidance issued by HM Land Registry on electronic execution of documents. Both parties should retain a copy of the executed release for their records, together with any relevant supporting documentation such as the check-out inventory, meter reading records, and deposit scheme correspondence.
This template is provided for informational purposes only and does not constitute legal advice. Laws vary by jurisdiction and change over time. Consult a qualified attorney for advice specific to your situation.Full disclaimer
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