MAKE YOUR FREE Tenancy Agreement for a House
What we'll cover
What is a Tenancy Agreement for a House?
A Tenancy Agreement for a House is a contractual document used to create an assured periodic tenancy (APT) to rent out a residential house. Tenancy Agreements convey the terms of a landlord-tenant relationship, including how the tenancy can be ended and each party’s obligations during the tenancy.
For use in England only.
This Tenancy Agreement for a House complies with the Renters’ Rights Act 2025.
When should I use a Tenancy Agreement for a House?
Use this Tenancy Agreement for a House:
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to rent out the whole of a house
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when you will not be living at the property
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when the property will be the tenant's main home
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when the tenant is a private individual or multiple private individuals (ie not a commercial tenant)
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when there is only one landlord (the landlord can be a private individual or a business)
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only when the property is in England
Sample Tenancy Agreement for a House
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Complies with relevant laws
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ASSURED PERIODIC TENANCY AGREEMENT (ENGLAND)
This Assured Periodic Tenancy Agreement is made on the last date of signature.
Between
- of ,
(the Tenant)
Definitions and Interpretation
- In this Agreement, the following definitions are used:
Agreement This assured periodic tenancy agreement and any amendments from time to time; Deposit £; Insured Risks Means fire, explosion, lightning, earthquake, storm, flood, bursting and overflowing of water tanks, apparatus or pipes, impact by aircraft and articles dropped from them, impact by vehicles, riot, civil commotion and any other risks against which the Landlord decides to insure against from time to time and Insured Risk means any one of the Insured Risks; Property , together with any fixtures and fittings; Rent The sum of £ payable in advance: weekly on of every week; Commencement Date The tenancy starting on . - In this Agreement, unless the context requires a different interpretation:
- the singular includes the plural and vice versa;
- references to sub-clauses, clauses, schedules or appendices are to sub-clauses, schedules or appendices of this Agreement;
- a reference to a person includes firms, companies, government entities, trusts and partnerships;
- the headings and sub-headings do not form part of this Agreement.
- Words importing one gender include all other genders and words importing the singular include the plural and vice versa.
- If two or more persons are together the Tenant or Guarantor their obligations to the Landlord shall be joint and several.
- This Agreement is for private residential accommodation.
- Any obligation on the Tenant to do or not to do something includes an obligation on the Tenant to use their reasonable endeavours to ensure that no other person does or fails to do that same thing.
Grant of Tenancy
- Landlord grants and the Tenant accepts a tenancy of the Property from the Commencement Date at the Rent and subject to the terms of this Agreement.
- This Agreement is intended to be an Assured Periodic Tenancy under the Housing Act 1988 (as amended by the Renters' Rights Act 2025), and any successor legislation in force from time to time).
- The Tenant accepts:
- the tenancy is a periodic tenancy and shall continue unless and until terminated in accordance with applicable law;
- the Landlord shall be entitled to recover possession of the Property only in accordance with the statutory grounds and procedures prescribed by the Housing Act 1988 (as amended), including, without limitation, those set out under Section 8, together with the service of any notice required by law; and
- the Tenant may terminate the tenancy only in accordance with applicable law or any express provision for termination contained in this Agreement. In accordance with the Renters' Rights Act 2025, the Tenant may terminate the tenancy by giving not less than two months’ written notice, unless a shorter notice period has been mutually agreed in writing. Termination shall take effect on expiry of such notice, but this shall not affect any rights or obligations accrued prior to termination.
- If the Tenant has use of the Landlord's furniture. The Tenant will:
- not damage or remove any of the items from the Property;
- keep the items clean and in a good condition; and
- make good all damages and breakages of items which may occur during the Term.
Use of Property
- The Tenant shall:
- use the Property as a single private home and not carry on any trade, profession or business on or from the Property.
- immediately notify the Landlord if the immigration status of the Tenant changes.
- not permit anyone to occupy the Property without the prior written consent of the Landlord (such consent not to be unreasonably withheld).
- send the Landlord a copy of any notice or other communication affecting the Property within seven days of receipt and shall not take any action regarding such notices or communications without the prior consent of the Landlord.
- The Tenant shall not:
- keep any pets or any other animals on or in the Property without the prior written consent of the Landlord (such consent not to be unreasonably refused or delayed).
- The Landlord should accept such requests where they are satisfied that the Tenant is a responsible pet owner and that the pet is of a kind that is suitable to be kept at the Property, in relation to the nature of the Property.
- The Landlord will not consent to any pets which may cause damage to the Property and its contents, or can be a health hazard or cause a nuisance to neighbours.
- The Landlord is deemed to have granted consent to the pet unless the Landlord provides a written refusal, with reasonable grounds, within 28 days of receiving the Tenant's request.
- The Landlord is prohibited from charging a fee to the Tenant who wishes to keep a pet at the Property. Consent will be given on the condition that the Tenant pays an additional reasonable amount towards the Deposit, provided the total Deposit taken from the Tenant does not breach the deposit cap requirements under the Tenant Fees Act 2019.
- leave the Property unattended for a period of more than 21 consecutive days or change the locks on any door or window without the prior written consent of the Landlord.
- park a caravan, boat or trailer at the Property.
- keep any pets or any other animals on or in the Property without the prior written consent of the Landlord (such consent not to be unreasonably refused or delayed).
- The Tenant shall not do anything to or on the Property that:
- causes a nuisance, annoyance or damage to occupiers of the neighbouring, adjoining or adjacent property, or the owners or the occupiers of them;
- involves using the Property for immoral or illegal purposes; or
- has the effect of invalidating the insurance that the Landlord has taken out in accordance with this Agreement.
Keys
- The Landlord shall provide the Tenant with at least one set of keys and any security device (for example a key fob) that the Tenant will require in order to obtain access to the Property (the "Access Devices"). The Tenant is responsible for looking after and keeping safe the Access Devices for the duration of the tenancy. If the Tenant loses an Access Device, the Tenant shall pay the actual cost of replacing any lost Access Devices and other expenses reasonably incurred by the Landlord as a result of loss of the Access Device (for example replacing the Property's locks).
Rent
- The Tenant shall pay the Rent and all other sums due under the Agreement (whether formally demanded or not), clear of all deductions at the agreed times.
- The Tenant shall be in breach of this Agreement if the Tenant fails to pay the Rent in accordance with this clause and the Landlord shall be entitled to use the statutory provisions contained in the Housing Act 1988 or any other statutory remedies available to recover possession of the Property.
- If the Property is damaged or destroyed by an Insured Risk so as to be unfit for occupation and use then, unless the damage or destruction was caused by the wilful actions, negligence or default of the Tenant, payment of the Rent shall be suspended until the Property is fit for occupation and use.
Rent Increase
- The Landlord may increase the Rent no more than once in any 12-month period by serving the Tenant with not less than two months’ written notice, in accordance with the statutory procedure prescribed under Section 13 of the Housing Act 1988 (as amended).
Utilities and Outgoings
- The Tenant shall pay directly to suppliers all charges for gas, electricity, oil, water, sewerage, telephone (including line rental), council tax (or any similar property tax that might be charged in addition to it), any television licence or other services used at the Property.
- The Tenant shall comply with all laws and recommendations of the relevant suppliers relating to the use of those services and utilities.
Repairs and Alterations
- The Tenant shall keep the Property clean and in a good condition and make good any damages or breakages to the Property (excepting fair wear and tear), provided that this clause shall not impose any obligation on the Tenant that is the obligation of the Landlord under Section 11 of the Landlord and Tenant Act 1985.
- The Tenant shall keep the inside of the Property (including glass in the windows) in a good state of repair and condition.
- The Tenant shall not cause any blockage to the drains, gutters and pipes of the Property. This obligation does not require the Tenant to carry out any works or repairs for which the Landlord is liable.
- The Tenant shall keep any communal halls, lifts, passageways, driveways and other common areas clean and fit for use.
- The Tenant shall not make any alteration, addition, or redecoration to the Property without the prior consent of the Landlord (such consent not to be unreasonably withheld).
Assignment or Subletting
- The Tenant shall not take in any lodgers or assign, sublet, charge or part with or share occupation of the Property or any part of it.
End of the Tenancy
- Upon lawful termination of the tenancy, the Tenant shall:
- yield up the Property with full vacant possession;
- return all of the items to the Landlord in the same state (excepting fair wear and tear);
- give the Landlord a forwarding address;
- remove all rubbish and personal items (including the Tenant's own furniture and equipment) from the Property; and
- return all the keys to the Property to the Landlord.
- If any of the Tenant's personal items have not been removed from the Property when the tenancy ends:
- the Landlord shall be entitled to remove and store such personal items from the Property;
- the Landlord may recover any reasonable costs of removal and storage from the Tenant;
- upon removal of the Tenant's personal items, the landlord shall then use its reasonable efforts to notify the Tenant of where the personal items are being held, the date of any proposed sale or disposal, and the Landlord's contact details in case the Tenant wishes to take back personal items;
- the Landlord shall be entitled to sell, dispose of, or otherwise deal with any personal items 21 days after the Landlord uses its reasonable efforts to notify the Tenant in accordance with the clause above.
Landlord's Right to Enter the Property
- The Landlord reserves the right for the Landlord (and all those authorised by the Landlord) to enter the Property at reasonable times, on giving the Tenant at least 24 hours' prior notice in writing (with the Tenant’s consent, not to be unreasonably withheld) for the purposes of:
- check the state of repair, decoration and condition of the Property;
- carry out repairs, decoration or alteration to the Property or adjoining property; and
- clean or renew any pipes, sewers, drains or gutters at the Property.
- The Landlord may enter the Property without prior notice in the event of an emergency.
Repairing Obligations
- The Tenant shall notify the Landlord of any disrepair or defect or act of vandalism carried out to the Property, Common Areas or the items.
- The Tenant shall immediately comply with any notice given to it by the Landlord under this section that requires it to make good any damage to the Property or items to be made good.
- If within one month of receiving a notice the Tenant has failed to comply with such notice, the Landlord may, upon giving the Tenant at least 24 hours’ prior written notice (except in an emergency), enter the Property at reasonable times (with the Tenant’s consent, not to be unreasonably withheld) and execute the repairs. The Tenant shall, on demand, pay the costs reasonably incurred by the Landlord pursuant to this clause upon the Landlord providing evidence of such costs (for example in the form of receipts).
Landlord's Obligations
- Subject to the Tenant paying the Rent and carrying out its obligations under this Agreement, the Landlord agrees that the Tenant may quietly possess and enjoy the Property.
- The Landlord shall maintain and keep in good repair the exterior of the Property and keep all installations for the supply of water, gas, electricity, sanitation and heating at the Property in good repair and proper working condition.
- The Landlord shall keep in good repair and proper working order the installations in the Property for space heating and heating water.
- The Deposit must be held in one of the Government tenancy deposit protection schemes ("Deposit Scheme").
- Within 30 days of receiving the Deposit, the Landlord must give the Tenant the necessary prescribed information about the Deposit Scheme.
- Subject to any rules or provisions of the Deposit Scheme, the Landlord or their agent will be entitled to claim from the Deposit:
- any Rent or other sums payable by the Tenant under this Agreement which are in arrears; and
- any reasonable sum the Landlord incurs in remedying any failure by the Tenant to comply with any of the terms of this Agreement, including those relating to the cleanliness, state and condition of the Property (provided always that the sum claimed by the Landlord is reasonably incurred and reasonable in amount); and
- any unpaid account for services or council tax incurred at the Property; and
- any reasonable costs incurred in respect of any repair or damage to the Property (excepting fair wear and tear and repair that is the responsibility of the Landlord).
- Unless required under the Deposit Scheme, no interest will be paid to the Tenant by the Landlord in respect of the Deposit.
- The Landlord must insure the Property and the contents which belong to the Landlord with an insurance company of repute against the Insured Risks the Landlord from time to time in their absolute discretion decides to insure against. The Landlord shall be under no obligation to insure the Tenant's personal items at the Property.
- The Landlord will ensure that all furnishings at the Property comply with legal regulations on safety and that all appliances are maintained and the appropriate safety checks carried out.
Default by the Tenant
- The Landlord may seek to recover possession of the Property only on one or more of the statutory grounds for possession set out in Schedule 2 to the Housing Act 1988 (as amended from time to time) and strictly in accordance with the procedures prescribed by law. Nothing in this Agreement shall operate to create any right for the Landlord to determine the tenancy otherwise than in accordance with such statutory provisions, and the tenancy shall continue unless and until terminated by order of the court or otherwise in accordance with law.
- If the Tenant is in arrears of Rent or otherwise in breach of this Agreement, the Landlord may rely on any applicable statutory ground for possession.
- If any Rent or other sums due are not paid 14 days after becoming payable (whether formally demanded or not), the Tenant will pay interest on any sums due at the rate of 3% per annum (above the Bank of England's base rate), calculated from the date payment is due up to the date payment is received by the Landlord and such sums will be recoverable as rent in arrears.
- If the Property is damaged to such an extent that the Tenant cannot live in it, the Rent does not need to be paid until the Property is rebuilt or repaired so that the Tenant can live in it again unless:
a. the cause of the damage is something which the Tenant did or failed to do as a result of which the Landlord's insurance policy has become void; and
b. the Landlord had given the Tenant notice of what the policy required.
- If the Tenant breaches this agreement or fails to fulfil any of its obligations under this agreement, the Tenant shall pay any reasonable costs properly incurred by the Landlord in remedying such breaches or in connection with the enforcement of those obligations.
General
- Any notice or other document required or permitted to be served on the Tenant during the tenancy shall be served either by leaving it at the Property or by sending it to the Tenant at the Property by first-class post. A notice shall be deemed to have been served if left at the Property on the next working day after delivery, or if sent by first-class post, on the second working day after posting.
- The Landlord's address for service is , .
- For the purpose of Section 48 of the Landlord & Tenant Act 1987, any notices, including notices in proceedings, must be served on the Landlord at the address stated in this Agreement.
- The Landlord confirms that all prescribed information required by law, including the Government’s written statement of tenancy terms, will be provided to the Tenant prior to the commencement of this tenancy, in compliance with the Housing Act 1988 and the Renters’ Rights Act 2025 (as amended from time to time).
- This Agreement will be governed by and interpreted according to the law of England. All disputes arising under the Agreement will be subject to the exclusive jurisdiction of the English courts.
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About Tenancy Agreements for Houses
Learn more about making your Tenancy Agreement for a House
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How to make a Tenancy Agreement for a House
Making your Tenancy Agreement online is simple. Just answer a few questions and Rocket Lawyer will build your document for you. When you have all the information about your intended tenancy prepared in advance, creating your document is a quick and easy process.
You’ll need the following information:
Party details
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The landlord’s details (including, if applicable, your business’s legal structure, address, and, if different, the address that you will receive notices at).
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The tenant’s (or all of the tenants’) name and current address.
Rent and payments
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How much rent must be paid, and when should it be paid?
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Do the tenant(s) need guarantors? If so, what are the guarantors’ names and addresses?
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Does a tenancy deposit need to be paid? If so, how much is the deposit?
The property
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What is the house’s address?
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Does the tenant have access to a parking space?
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Do you have an inventory of the fixtures included with the property?
The tenancy
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When will the tenancy start?
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Common terms in a Tenancy Agreement for a House
Tenancy Agreements for houses set out the relationship that will exist between a landlord and their tenant(s), and the terms on which the tenant(s) will occupy the landlord’s house. To do this, this Tenancy Agreement template includes sections covering:
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parties - the Agreement starts by identifying the parties that will be legally bound by this Agreement: the landlord, the tenant(s), and any guarantor(s). Guarantors are people who make a legally binding promise to cover another person’s liabilities (ie their rent) should the person fail to do so themselves
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definitions and interpretation - this section explains exactly what is meant by some of the key terms used throughout the Agreement, such as ‘Property’. It also makes some more technical definitions, such as clarifying that references to the singular (eg one tenant) refer to the plural (eg all of the tenants)
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This section also states that if there is more than one tenant or guarantor, their obligations as the overall ‘Tenant’ or ‘Guarantor’ will be ‘joint and several’. This essentially means that they (eg all tenants) collectively hold their obligations towards the landlord so if, for example, one tenant fails to pay rent, the other tenant(s) would still be liable for all of the rent
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grant of tenancy - this section explains the type of tenancy that is being created (an assured periodic tenancy) and some of its key features. It explains that the landlord can recover possession of the property in accordance with the law. It also sets out the tenant’s right to use the fixtures (eg furniture) in the property and their obligations regarding these (eg to keep them in good condition)
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use of property - this section sets out what the tenant(s) must, can, and cannot do with the property. It includes various promises (known as ‘covenants’) regarding their tenancy. For example, the promise not to use the property for any business purposes. It includes provisions on pets, communications about the property, immigration status, guests, and parking trailers or boats. This section also covers the tenant’s promise not to cause a nuisance to neighbours or do anything that would invalidate the landlord’s insurance
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keys - this term explains how keys will be handled and how the costs of any replacements will be allocated
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rent - this section contains the tenant’s promise to pay the rent. It explains that this obligation is usually temporarily suspended (ie the tenant need not pay rent for a time) if an ‘insured risk’ occurs that makes the property unfit for occupation
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rent increase - this rent review clause specifies that the landlord can increase the rent once per year by following a set legal process
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utilities and outgoings - sets out the tenant’s obligation to pay suppliers directly for all relevant utilities and other outgoings, such as electricity and council tax
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repairs and alterations - this section sets out the tenant’s obligations regarding cleanliness, repair, and alterations. It explains that this Tenancy Agreement does not impose any obligations on tenants which are, by law, landlord obligations (eg to conduct certain repairs)
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assignment or subletting - assignment means the transfer of the lease (ie tenancy) to another person. This section explains that the tenant(s) cannot assign the lease or allow somebody else to live in the house another way (eg as a lodger)
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end of the tenancy - explains the tenant’s obligations regarding how to leave the property at the end of the tenancy. For example, they must remove their items and give the landlord a forwarding address. It also explains the landlord’s rights when dealing with any items that the tenant leaves behind
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landlord’s right to enter the property - this section sets out a right for the landlord or others to enter the property for purposes related to repairs. It sets a requirement for them to give the tenant(s) notice first
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repairing obligations - this section sets out the tenant’s obligations related to notifying the landlord of, and organising, any necessary repairs that are the tenant’s responsibility. It explains the landlord’s right to execute and charge the tenant for any legitimately required repairs that the tenant does not take care of within a specified time
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landlord’s obligations - this section sets out an assortment of obligations that the landlord has, most of which are imposed by law. These include the landlord’s obligations regarding repairs, tenancy deposits, allowing the tenant quiet enjoyment of the property, and safety. It explains when the landlord may make deductions from the tenancy deposit. This section also creates an obligation for the landlord to insure the property and its fixtures against the risks set out in the ‘definitions and interpretations’ section of the Tenancy Agreement. Although it’s not a general legal requirement for landlords to have insurance, it’s good practice, and if you have a mortgage your mortgage agreement may require that you have insurance before renting out your house
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default by the tenant - this section sets out what happens if the tenant does not meet one of their obligations under this Tenancy Agreement (eg their obligation to pay rent or to not damage the property). It explains that the landlord can, in certain circumstances, seek possession of the house (ie they can seek to evict the tenant). Remember, however, that this must always be done in accordance with the law. For more information on valid evictions, read Evicting a tenant. This section also deals with interest that may be due on unpaid rent and with insurance
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general - this section sets out various other aspects of the Agreement, including:
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service provisions - how any notices relevant to this tenancy should be served (ie delivered)
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guarantor’s promise - this term sets out any guarantors’ legal promise to pay any money due to the landlord under the agreement because of the tenant’s obligations, should the tenant(s) not pay
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jurisdiction - this term explains that the tenancy is governed by the laws of England, and any disputes must be dealt with by the English courts
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signatures - all parties must sign and date in this section to make this written Tenancy Agreement’s terms legally binding
If you want your Tenancy Agreement to include further or more detailed provisions, you can edit your document. However, if you do this, you may want a lawyer to review the document for you (or to make the changes for you) to make sure that your modified Tenancy Agreement complies with all relevant laws and meets your specific needs. Use Rocket Lawyer’s Ask a lawyer service for assistance.
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Legal tips for landlords
Make sure you comply with the law when dealing with your tenant(s)
There are a lot of legal protections in place to help ensure that residential tenants are treated fairly. As a landlord, if you’re planning to evict a tenant or to do anything that may interfere with their tenancy (eg enter the property to do repairs or raise the rent), you should make sure you adhere to requirements like notice periods. For more information, read Rocket Lawyer’s guidance on:
Understand when to seek advice from a lawyer
In some circumstances, it’s good practice to Ask a lawyer for advice to ensure that you’re complying with the law and that you are well protected from risks. You should ask for advice if:
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your tenants want to run a business at your property
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you want to run student or college accommodation
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your tenants are a company or a partnership
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you want to rent out a property for more than £100,000 per year
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the property has three or more prospective tenants that may form more than one household, and you’re not sure if it counts as an HMO
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you want to make sure you’re evicting somebody legally
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you want to take a tenancy matter to the courts, or you need to respond to a legal challenge
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you want to rent out a property that is outside England (you can use Rocket Lawyer’s template to make a Tenancy Agreement for Wales or Scotland)
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Tenancy Agreement for a House FAQs
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What’s included in a Tenancy Agreement for a House?
This Tenancy Agreement template covers:
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the tenancy’s start date
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the required rent
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any tenancy deposit required
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the landlord’s responsibilities
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the tenants’ responsibilities
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what the tenant can and cannot do at the property
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what happens at the end of the tenancy
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the landlord’s responsibilities under the law, for example, under the Homes (Fitness for Human Habitation) Act 2018 and the Tenant Fees Act 2019
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Is it compulsory to have a Tenancy Agreement?
Technically, a tenancy can exist without there being a written Tenancy Agreement. Tenancy Agreements can be formed either verbally or in writing. However, assured periodic tenancies require that landlords give tenants the key terms in writing. Creating a Tenancy Agreement is an efficient way of providing these details in anticipation of any requests.
Moreover, having a written Tenancy Agreement is extremely beneficial and is regarded as the standard approach to renting relationships. Having a Tenancy Agreement in place makes sure all parties know what their rights and obligations are under the tenancy. It can also provide evidence what was agreed between the parties if any disputes or other issues arise.
Having a comprehensive Tenancy Agreement in place can also make the process of evicting tenants who fail to pay their rent, or who cause a nuisance, simpler and more transparent.
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Is this the right Tenancy Agreement for me?
You should use this Tenancy Agreement if you do not live at the house you’re renting out and you want all of the tenants at the property to be joint tenants under one tenancy. This means that all of the tenants are jointly responsible for the tenants’ obligations in the Agreement.
If you want to rent out rooms in the home separately (ie to different families or individuals under different contracts), you will be renting the property as a ‘house in multiple occupation’ (HMO). In this situation, you should make a Room rental agreement for each person or party instead.
If you’re renting out a flat, you should use a Tenancy agreement for a flat. If you want to rent out a room in the house you’re living in, you should use a Lodger agreement.
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What is an assured periodic tenancy (APT)?
From 1 May 2026, under the Renters’ Rights Act 2025, APTs are the main type of residential tenancy used in England.
An APT grants a tenant the right of exclusive possession of the property on a rolling basis, in exchange for market rent. Exclusive possession means that they can live in the property, and the landlord cannot. APTs can be ended by a landlord (ie the tenants can be evicted) if certain conditions are met, and by a tenant by giving two months’ notice.
However, APTs do provide tenants with some protection, such as certain notice periods that landlords must adhere to for evictions or rent increases. For more information, read Residential tenancies.
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What are a landlord’s legal obligations?
Lots of landlords’ obligations tend to be set out in a Tenancy Agreement (for example, the landlord’s obligation to allow tenants to live in a property without the landlord disrupting them).
Landlords also have an obligation to give their tenants certain information. For details of what information must be provided, read the relevant section of the ‘Make it legal checklist’ above.
Land law in England also inserts certain ‘implied terms’ into Tenancy Agreements. These implied terms are considered to be included in a Tenancy Agreement by law, regardless of whether they’re actually included in a written or verbal agreement (ie they essentially always apply). There are multiple such terms, for example, terms that set out a landlord’s obligation to:
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repair certain parts of the property (eg structural aspects and facilities for supplying water)
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uphold the tenant’s right to peacefully live in their accommodation without undue interruption from the landlord
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ensure the property is fit for human habitation
For more information, read Legal obligations of a landlord, Tenants’ and owners’ obligations, and Tenants’ rights.
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What are tenants’ legal obligations?
As for landlords, tenants have both express obligations (ie those included in the Tenancy Agreement) and implied obligations (ie those imposed by law, regardless of whether they’re included in the document).
Some of the key obligations imposed on tenants by implied terms are their obligation to:
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live in the property in a ‘tenant-like’ manner (ie to not damage it and its fixtures)
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pay the agreed rent and the utility bills
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provide access to the property for the landlord or others who are carrying out repairs
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not sublet the property without permission
For more information, read Tenants’ and owners’ obligations.
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How many tenants can I rent to?
The law of England does not allow more than four joint tenants to hold the legal interest in a lease (ie a tenancy). More than four people may hold a tenancy and be protected by housing law (eg the protection available for APTs), but in such instances, ownership becomes a more complex mixture of legal and beneficial interests. This Tenancy Agreement template should only be used to rent a house to up to four joint tenants. If you want to create a Tenancy Agreement for more than four joint tenants, you can Ask a lawyer for assistance.
You should also note that, if three or more tenants who form more than one household (eg they’re not one cohesive group, such as a family) live at the property, it could be classed as an HMO. Renting out an HMO requires that landlords comply with additional regulations and sometimes licensing requirements.
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How long will the Tenancy Agreement last?
Under the Renters’ Rights Act 2025, all tenancies are periodic. This means that they roll from payment period to payment period (eg month to month) with no fixed end date. This Tenancy Agreement only ends when:
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the landlord evicts the tenant using a Section 8 notice in reliance on one of the set legal grounds for eviction
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Do I need an inventory of fixtures and fittings in the property?
An Inventory is a detailed list of all of the items at the property and their condition. It is usual to have a detailed inventory of the items in the property that the tenant can use. It is highly recommended that an inventory be made so that there is a record of the items in the property, should any disputes arise.
The items listed on the inventory must be left in the same condition when the tenant moves out as when they moved in. If not, landlords may be able to deduct money from the tenant’s deposit to cover the cost of any repairs. Landlords cannot charge a tenant (or deduct from their deposit) for ‘fair wear and tear’ (ie mild damage that occurs over time as a normal result of everyday use). If you want to record other details when the tenant moves out, like meter readings and alarm details, you can make a Property inspection report.
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Do tenants need to pay a deposit?
It is not compulsory for landlords to take a tenancy deposit (or ‘security deposit’) from their tenants when they move in. However, it is common practice to do so.
It is good practice to take a tenancy deposit to use to cover the cost of any breakages or damage to the property or its contents, if necessary. If, when the tenant leaves, there is no damage or rent due, the money is returned to them. There are limits on how much tenants can be asked to pay as a deposit.
All tenancy deposits must be placed in a government-authorised tenancy deposit scheme. Within 30 days of receiving the deposit, the landlord must also give the tenant details of the scheme they’re using and of what is covered by the deposit. For more information, read Prescribed information for tenancy deposits.
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What is a tenancy deposit scheme?
A tenancy deposit scheme is a system by which deposit money is kept securely by (or insured by) an independent third-party, to ensure that it’s available should the landlord need to claim, whilst making sure they cannot make unjust deductions.
Landlords must use one of the three government-authorised tenancy deposit schemes. They can use either an insurance scheme (ie the landlord or their agent holds the deposit but pays the scheme to insure it) or a custodial scheme (ie the scheme holds the deposit). All of the schemes offer free help and assistance if there is a disagreement about the return of the deposit. There is no charge for using custodial schemes, but the insurance schemes do charge membership fees and insurance premiums.
Landlords who fail to protect a deposit can be prevented from taking possession of their property. They may also be fined.
For more information, read Deposit protection schemes.
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How much rent needs to be paid?
The landlord and tenant can agree on how much rent should be paid. However, this Tenancy Agreement is designed for an APT, which means that you must set the rent within the rent limits that apply to APTs. Set your rent:
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below £100,000 per year
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above £1,000 per year (in London) or £250 per year (in England outside of London)
Rent can be payable monthly or weekly. The level of rent should generally be set at the ‘market rent’, ie at a similar rate to other similar leases in the local area. If you do not want to charge market rent, you should Ask a lawyer for assistance, as this can create a more complex legal situation.
The Agreement does not include outgoings (eg bills for utilities such as electricity and gas). The tenant is generally responsible for these costs. If you want your Tenancy Agreement to include outgoings, speak to a lawyer.
If your Tenancy Agreement is for joint tenants (ie there is more than one tenant renting the property, for example, a couple or two friends), the rent specified in the Agreement is the total rent for the property. The tenants are responsible for splitting rent payments between themselves. This Agreement provides that each tenant is responsible for the whole rent. This means that, if one tenant fails to pay, the remaining tenant is responsible for the full rent.
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Can a Tenancy Agreement be amended?
You can change the terms of a Tenancy Agreement once it’s been created. However, all parties must agree to the changes. Any changes should be recorded in writing either by creating a new document that sets out the terms of the tenancy, or by making a (dated and signed) change to the original contract.
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Can the rent be increased?
A landlord can only increase the rent once every 12 months using a specific procedure set by the law. The proposed rent increase should not be excessive and should be based on the open market rate for similar properties in the area.
For more information, read Rent increases and section 13 notices.
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Does this Tenancy Agreement cover the ban on tenant fees?
The Tenant Fees Act 2019 prohibits landlords from charging tenants fees that are not of a type specifically allowed by the act (eg rent, deposits, or fines for lost keys). This Tenancy Agreement template adheres to the Act by excluding fees prohibited under the Act, whilst allowing for certain damages to be recoverable by the landlord. For more information, read Tenant fees.
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