Free UK Tenancy Agreement Template (AST & APT, 2026)

The wording follows the Government model Assured Shorthold Tenancy (January 2020 revision) for dates before 1 May 2026 and the Renters’ Rights Act 2025 framework for Assured Periodic Tenancies from that date onward. The template is legally sound as generated, but the PDF we send is a SAMPLE copy watermarked "NOT FOR SIGNATURE" so you cannot mistake it for a signed tenancy. For a signable, audit-trailed, e-signature version with deposit protection deadline→ tracking, use the full LetCompliance product.

An AST (Housing Act 1988) is the default regime for private tenancies up to 30 April 2026. It allows a fixed term (commonly 6 or 12 months), section 21 no-fault notice after the fixed term, and contractual rent reviews. An APT (Renters’ Rights Act 2025) is the default from 1 May 2026 onward. There is no fixed term, section 21 is abolished, the tenant can give two months’ notice in writing at will after the first four months, and rent increases must go through a Form 4A statutory notice once a year.

No. A tenancy created on or after 1 May 2026 must be an APT under the Renters’ Rights Act 2025. A signed "AST" document with a 2026 start date does not retroactively create a fixed term — the statutory regime converts it to an APT the moment it is signed, but the document is then poorly worded for APT (it talks about fixed terms, section 21 and break clauses that do not apply). Our builder auto-selects the right regime based on the start date you enter.

Room-only HMO tenancies work with the AST or APT template, but you should tick the "Single room in a shared property" option so the property description makes clear the demise is a specific room plus shared use of common areas. Bespoke HMO clauses (access to communal kitchen, bathroom rota, shared bills) should be added under Section G "Additional terms" or — for high-value HMOs — replaced entirely with a solicitor-drafted HMO agreement.

Yes. The Tenant Fees Act 2019 caps the deposit at 5 weeks’ rent for tenancies where the annual rent is under £50,000 and 6 weeks’ rent above that threshold. This applies to both AST and APT tenancies. The template does not enforce the cap — you can enter any amount — but the generated document prints the statutory cap explanation and you should always stay within it. Exceeding the cap exposes you to a 1–3× deposit penalty under section 214 Housing Act 2004.

Yes — always. The template generates the contract; it does not discharge any statutory duty. You must (a) protect the deposit in one of DPS, TDS or mydeposits within 30 days of receipt, (b) serve the Prescribed Information on the tenant within the same 30 days, and (c) give the tenant a copy of the How to Rent guide in its current GOV.UK version. Failure to do any of these costs 1–3× the deposit in court-ordered penalties and blocks section 21 / section 8 ground 1A→ notices.

Yes — use the "Additional terms" field (Section G in the generated PDF) for any bespoke clause (pet conditions beyond the new statutory right, rent guarantor schedules, service-charge pass-throughs). Bespoke wording should be reviewed by a solicitor before signing, especially on high-value tenancies. The core template wording is tested; additions are your responsibility to validate. If you have many bespoke clauses, consider a solicitor-drafted agreement rather than a template.

Because the free PDF is intended for review, redlining and side-by-side comparison with competing templates — not for signature. Signing a SAMPLE-watermarked document does not create a legally invalid tenancy (the wording is sound), but it creates evidential and practical problems later (scheme administrators, courts and landlord insurers reading the watermark at face value). To generate a signable copy with e-signature, audit trail and deposit-protection deadline tracking, create a free LetCompliance account — 14 days free, no card needed, and your first live agreement is generated inside minutes.

The template reflects the law as at the download date, stamped on the cover page. Major changes (for example additional section 8 grounds, further deposit cap revisions, or fresh MEES / EPC obligations baked into the tenancy) flow into the builder within a working week of the statutory instrument being laid. If you signed a tenancy under the old wording and need updated wording for the next one, regenerate the template — it is free.