A tenancy agreement is the most important document in any landlord�tenant relationship. Get it wrong and you lose legal protection; get it right and it becomes the foundation for smooth, compliant tenancy management. From 1 May 2026, the Renters' Rights Act 2025 fundamentally changes what a valid English tenancy agreement must contain.
If you are using an AST template downloaded before 2026, or one you wrote yourself, it is almost certainly out of date. No new Assured Shorthold Tenancies can be granted after 1 May 2026.
What type of tenancy agreement do you need?
- Before 1 May 2026 (England): Assured Shorthold Tenancy (AST)
- After 1 May 2026 (England): Periodic Assured Tenancy (PAT)
- Wales: Occupation Contract under the Renting Homes (Wales) Act 2016
- Scotland: Private Residential Tenancy (PRT) under the Private Housing (Tenancies) (Scotland) Act 2016
- Northern Ireland: Private Tenancy under the Private Tenancies Act (Northern Ireland) 2022
What must a UK tenancy agreement include? (England, 2026)
1. Parties
- Full legal names of all adult tenants
- Full legal name and address of the landlord (or letting agent)
- Landlord's address for service of notices
2. Property description
- Full postal address
- Description of what is included (furnishings, parking, outbuildings)
- Any excluded areas (shared spaces, landlord storage)
3. Tenancy type and commencement (updated for 2026)
From 1 May 2026, state: start date; rent period (monthly is standard); that the tenancy has no fixed end date and continues until ended by proper notice; and that the tenancy type is Periodic Assured Tenancy, not AST.
4. Rent
- Monthly rent amount
- Payment date (e.g. 1st of each month)
- Accepted payment method (bank transfer)
- Statement that rent will only increase via Section 13 notice, no more than once per year
5. Deposit
- Amount (capped at 5 weeks' rent, or 6 weeks for rent above �50,000/year)
- Name and scheme registration number of the tenancy deposit protection scheme
- Date by which deposit will be protected (within 30 days of receipt)
6. Pets clause (updated for 2026)
The agreement must NOT include an absolute 'no pets' clause. Include: tenant right to submit a written pet request; landlord's obligation to consider the request and respond within 42 days; landlord's right to require appropriate pet damage insurance.
7. Rent increases (updated for 2026)
Include: rent may only be increased by Section 13 notice under the Housing Act 1988 (as amended by the Renters' Rights Act 2025), with at least 2 months' written notice, no more than once per 12 months. Remove any contractual rent review clause.
8. Notice and termination (updated for 2026)
- Tenant: must give at least 2 months' written notice
- Landlord: can only end the tenancy via a Section 8 possession order on a valid ground, no Section 21 reference permitted
Common mistakes with UK tenancy agreement templates
- Using an AST template after 1 May 2026, creates legal uncertainty and leaves the landlord without protection
- Wrong deposit cap, many templates still reference 6 weeks; cap is 5 weeks' rent for most tenancies
- References to serving the How to Rent guide, withdrawn in June 2026; the start-of-tenancy document is now the RRA Information Sheet
- Missing EPC, failure to provide before commencement creates regulatory exposure
- Contractual rent review clauses, incompatible with the Section 13 statutory regime from 1 May 2026
- Generic or commercial templates, always verify the template is for England's private residential sector
Where to get a compliant UK tenancy agreement template
LetSafe UK's Periodic Assured Tenancy Agreement is updated for the Renters' Rights Act 2025: periodic structure, no Section 21 references, Section 13-compliant rent increase clause, 2026 pet policy clause, 5-week deposit cap, completion notes, DOCX + PDF, lifetime re-downloads, and a 14-day money-back guarantee.
See also: Renters' Rights Act 2026, full commencement guide � AST template 2026: what changes