Before the Renters' Rights Act 2025, the tenancy agreement itself — typically an Assured Shorthold Tenancy agreement — fulfilled the landlord's contractual documentation obligation. The Act abolishes the AST for new tenancies from 1 May 2026 and replaces it with the Periodic Assured Tenancy (PAT). Alongside the PAT, the Act creates a new obligation to provide a Written Statement of Terms setting out the key terms of the tenancy in a prescribed format.
The WST is designed to ensure every tenant is clearly informed of their rights and obligations from day one of a new PAT. For landlords, the WST obligation sits alongside existing document-service requirements — the Renters' Rights Act Information Sheet, the EPC, the EICR, the gas safety record, and the deposit protection documents. Getting the WST right is essential for compliance and for preserving possession rights under Section 8.
What is the Written Statement of Terms?
The Written Statement of Terms is a prescribed document that landlords must provide to tenants at the start of every Periodic Assured Tenancy commencing on or after 1 May 2026. Key characteristics:
- Not the tenancy agreement: The WST is a separate compliance document, not a replacement for the underlying tenancy agreement. However, for many landlords the WST and the tenancy terms will be combined into a single comprehensive document covering both the statutory prescribed terms and the agreed letting terms
- Prescribed content: The Secretary of State may prescribe the required contents of the WST by regulation. The Act specifies a minimum core of information that must be included, including the parties, the property address, the rent amount and payment day, the landlord's name and address, and information about the tenant's rights
- Plain English standard: The WST must be provided in a form that is readily comprehensible to the tenant. Overly complex legal drafting that obscures the key terms may not satisfy the obligation
- Service requirement: The WST must be provided at or before the start of the tenancy. It cannot be provided after the tenancy has commenced
- Ongoing obligation: If the terms of the tenancy change (for example, following a rent increase under Section 13), the landlord may be required to issue an updated statement reflecting the new terms
What must the Written Statement of Terms contain?
The Renters' Rights Act 2025 and supporting regulations specify the minimum content of the WST. Landlords should ensure their WST covers at least the following:
- Parties: Full legal names of all landlords and all tenants named on the tenancy
- Property: Full address of the let property, including postcode
- Rent: The initial rent amount, the payment date (e.g. first of each calendar month), and the method of payment
- Tenancy start date: The commencement date of the Periodic Assured Tenancy
- Landlord's name and address for service: The address at which notices (including Section 8 notices, Section 13 rent increase notices, and legal proceedings) may be served on the landlord
- Permitted occupiers: Any occupiers permitted to live at the property other than the named tenants
- Pets: The position on pets and the right to request a pet under the Renters' Rights Act 2025
- Deposit information: Whether a deposit is held, the amount, and the deposit protection scheme in which it is registered
- Landlord obligations: Summary of the landlord's key repair and maintenance obligations under Section 11 of the Landlord and Tenant Act 1985 and Awaab's Law
- Prohibited fees: A statement confirming that no prohibited fees are payable under the Tenant Fees Act 2019
- How rent can be increased: Explanation that rent can only be increased by the landlord using the Section 13 procedure (Form 4A), not by contractual rent-review clauses
When must the Written Statement of Terms be served?
The timing obligation for the WST is strict and must be met before or at the tenancy start date:
- New tenancies from 1 May 2026: The WST must be provided at or before the tenancy start date. It cannot be served after the tenant moves in
- Existing ASTs converting to PATs: Where an existing AST converts to a PAT (for example, at the end of a fixed term), the landlord must provide the WST at or before the conversion date
- Existing tenancies already periodic: Where a tenancy was already periodic before 1 May 2026 and automatically becomes a PAT, the government's transitional provisions will specify the service deadline — landlords should check the commencement regulations for the precise timing
- Method of service: The WST may be served in writing (hard copy) or electronically (email) if the tenant has agreed to electronic service. Keep proof of service — a signed receipt, read receipt, or email delivery confirmation
- Serve with the full compliance pack: The WST should be served alongside the gas safety record, EICR, EPC, Renters' Rights Act Information Sheet, and deposit protection documents as part of a single tenancy start pack
Penalties for failing to provide the Written Statement of Terms
Failure to provide a compliant WST on time is a civil offence under the Renters' Rights Act 2025:
- Civil penalty: Landlords who fail to provide the WST within the required period are liable to a civil penalty notice. The penalty level is set by regulation — check the current scale with your local authority
- Local authority enforcement: It is the local housing authority (district, borough, or unitary authority) that enforces the WST obligation and issues civil penalty notices. Enforcement action may follow tenant complaints or proactive licensing inspections
- Possession implications: A landlord who has not served a compliant WST may face challenges to Section 8 possession proceedings on the basis of non-compliance with tenancy initiation obligations. Ensure the WST is served before serving any Section 8 notice
- Rent Repayment Order risk: Non-compliance with landlord obligations under the RRA 2025 can be cited in Rent Repayment Order applications by tenants at the First-tier Tribunal
- Reputational and licensing risk: Repeated WST non-compliance may be taken into account in HMO and selective licence fitness and propriety assessments
Written Statement of Terms vs Written Statement of Terms under the old Housing Act
The 2026 WST obligation should not be confused with the pre-RRA 2025 'Written Statement of Terms' under Section 20A of the Housing Act 1988:
- Old Section 20A WST: Under the Housing Act 1988 as originally enacted, a tenant could request a written statement of the tenancy terms. This was rarely used in practice and not widely enforced
- New RRA 2025 WST: The new obligation is proactive — the landlord must provide the WST without the tenant needing to request it, and must do so at or before tenancy start. This is a fundamentally different and more demanding obligation
- Prescribed format: The new WST must comply with any prescribed format or content requirements set out in regulations made under the RRA 2025. The old Section 20A statement had no prescribed format
- Enforcement: The new WST obligation carries civil penalties enforced by local authorities. The old obligation had limited practical enforcement
How to comply — practical steps for landlords
Landlords should integrate WST compliance into their standard tenancy start process alongside all other new-tenancy documents:
- Use a compliant WST template: Adopt a template that has been drafted to comply with the RRA 2025 requirements and any regulations. LetSafe UK's Periodic Assured Tenancy Agreement is drafted to include the WST content required by the Act
- Serve with the compliance pack: Include the WST in the tenancy start pack alongside the gas safety record, EICR, EPC, Information Sheet, and deposit protection certificate
- Obtain a signed acknowledgement: Ask the tenant to sign an acknowledgement that they have received the WST. For electronic service, retain email delivery and read receipts
- Update after rent increases: Following a Section 13 rent increase taking effect, review whether an updated WST must be issued to reflect the new rent
- File with tenancy documents: Keep the signed WST (or proof of service) in the tenancy file alongside the tenancy agreement for the duration of the tenancy and for six years after it ends
Frequently asked questions
Is the Written Statement of Terms the same as a tenancy agreement?+
No, but in practice many landlords will combine the WST content with the tenancy agreement into a single comprehensive document. The WST is a prescribed compliance document setting out the key terms of the tenancy. The tenancy agreement is the contractual document that governs the landlord-tenant relationship. A well-drafted Periodic Assured Tenancy agreement (like LetSafe UK's template) includes the WST content as well as the full tenancy terms.
Do I need to provide a Written Statement of Terms for my existing tenants?+
Yes, if your existing tenancy converts to a Periodic Assured Tenancy under the Renters' Rights Act 2025 transitional provisions. The precise service deadline for existing tenancies depends on the commencement regulations. For new tenancies from 1 May 2026, the WST must be provided at or before tenancy start.
What happens if I forget to serve the Written Statement of Terms?+
Failure to serve a compliant WST is a civil offence under the RRA 2025. The local housing authority can issue a civil penalty notice. There is also a risk that possession proceedings under Section 8 may be complicated by non-compliance. Serve the WST as part of your standard tenancy start pack.
Can I email the Written Statement of Terms to my tenant?+
Yes, provided the tenant has agreed to receive documents electronically. Keep a record of that agreement and retain proof of electronic delivery (email delivery confirmation or read receipt). For high-value tenancies or where there is any doubt about the tenant's acceptance of electronic service, provide a hard copy as well.
What is the difference between the Written Statement of Terms and the Renters' Rights Act Information Sheet?+
The Information Sheet is a prescribed document explaining the Renters' Rights Act 2025 changes to tenants — it is a statutory 'rights explained' document. The WST is a document specific to the individual tenancy, setting out the terms of that particular letting. Both must be served at or before tenancy start for new tenancies from 1 May 2026.
This page is drafted against the legislation below. Always check the current text of the law before acting.
- Landlord and Tenant Act 1985, section 11 (repairing obligations) (legislation.gov.uk)
- Renters' Rights Act 2025 (legislation.gov.uk)
- Housing Act 1988 (legislation.gov.uk)
- Landlord and Tenant Act 1985 (legislation.gov.uk)
- Tenant Fees Act 2019 (legislation.gov.uk)
- Awaab's Law guidance (GOV.UK)
- Tenancy deposit protection (GOV.UK)