HMO Tenancy Agreement Template, Per-Room, England (Renters' Rights Act 2025)

Why an HMO needs a per-room tenancy agreement template

A house in multiple occupation is usually let room by room: each tenant signs their own agreement for their room plus a licence over the shared kitchen, bathrooms and common parts. That structure needs a template drafted for it, individual rent liability, a shared-areas schedule, a landlord-access clause for the common parts, and licensing references, none of which appear in a standard whole-house agreement.

Since 1 May 2026 every new room let in England must also be a periodic assured tenancy under the Renters' Rights Act 2025. Re-letting a single room on a leftover fixed-term AST template leaves that room's paperwork out of step with the statute and can complicate reliance on the Section 8 possession grounds.

What you get and how to use it

The download is an editable DOCX and a typeset PDF, one agreement you reuse for every room. Complete the room and property details, attach the shared-areas schedule, record the deposit scheme (registration within 30 days), and issue the written statement to the tenant. Guidance notes cover mandatory, additional and selective licensing references, so the agreement can cite your licence correctly.

Each room's tenancy runs independently: rent is set per room, Section 13 rent increases are served per tenancy, and if one tenant leaves on their 2 months' notice, the other rooms are unaffected.

When to use this template

Use it whenever you grant a new room tenancy in an English HMO, a full house set-up, a single room re-let after a departure, or a property moving from a joint tenancy to per-room lets. For a group letting the whole house on one agreement, the whole-property periodic tenancy agreement is the right document instead; for portfolio HMO operators the HMO Landlord Bundle adds the licensing and compliance tooling.