What is an assured shorthold tenancy (AST)?

An AST is the default type of tenancy in England for private rented property. It gives the tenant the right to live in the property for an agreed period, and gives the landlord the right to repossess the property at the end of the tenancy (subject to giving proper notice). Most tenancies created since 28 February 1997 are automatically ASTs unless the landlord states otherwise.

Do I need to protect the deposit?

Yes. Under the Housing Act 2004, landlords in England must protect the tenant's deposit in one of three government-approved schemes (DPS, MyDeposits or TDS) within 30 days of receiving it. You must also provide the tenant with prescribed information about the scheme. Failure to do so can result in a penalty of up to three times the deposit amount and will prevent you from serving a valid Section 21 notice.

What is the maximum deposit I can charge?

Under the Tenant Fees Act 2019, the maximum security deposit is five weeks' rent if the annual rent is below £50,000, or six weeks' rent if the annual rent is £50,000 or above. You may also take a holding deposit of up to one week's rent.

Can I increase the rent during the tenancy?

During a fixed-term AST, the rent can only be increased if the tenancy agreement contains a rent review clause or if the tenant agrees in writing. During a periodic tenancy, the landlord may propose a rent increase by serving a Section 13 notice, giving at least one month's notice. The tenant can refer a proposed increase to the First-tier Tribunal if they believe it is excessive.

What documents must I give the tenant before the tenancy starts?

Before or at the start of the tenancy, you must provide: (1) a copy of the Government's 'How to Rent' guide; (2) a valid Gas Safety Certificate (if gas appliances are present); (3) an Energy Performance Certificate (EPC); (4) an Electrical Installation Condition Report (EICR). You must also protect the deposit and serve prescribed information within 30 days.

What happens when the fixed term ends?

If neither party gives notice, the tenancy automatically becomes a 'statutory periodic tenancy' on the same terms as the original agreement, running from month to month (or week to week, depending on how rent is paid). The landlord can then seek possession by serving a Section 21 notice giving at least two months' notice, or the tenant can leave by giving at least one month's notice.

Assured Shorthold Tenancy Agreement (AST)

An assured shorthold tenancy (AST) is the most common type of tenancy agreement in England and Wales, used by the vast majority of private landlords letting residential property.

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Landlord Details

Landlord Full Name*

Landlord Address*

Landlord Email

Landlord Phone

Tenant Details

Tenant Full Name*

Tenant Current Address*

Tenant Email

Tenant Phone

Property Details

Property Address*

Property Type*

Furnishing*

Terms

Monthly Rent (£)*

Payment Frequency*

Rent Due Day*

Payment Method*

Deposit Amount (£)*

Maximum 5 weeks' rent if annual rent is under £50,000

Deposit Protection Scheme*

Tenancy Start Date*

Tenancy End Date*

Additional Clauses

Include a break clause

Pets permitted (with written consent)

Smoking permitted inside the property

Tenant responsible for garden maintenance

Document Preview

ASSURED SHORTHOLD TENANCY AGREEMENT (Housing Act 1988, as amended) --- DATE: [tenancyStartDate] PARTIES 1. LANDLORD Name: [landlordName] Address: [landlordAddress] 6.4 Smoking is not permitted inside the Property. The Tenant shall not smoke or permit any guest to smoke within the Property. 6.5 No animals or pets may be kept at the Property without the prior written consent of the Landlord. 7. UTILITIES AND COUNCIL TAX 7.1 The Tenant shall be responsible for all charges for gas, electricity, water, sewerage, telephone, internet and any other services supplied to the Property during the tenancy. 7.2 The Tenant shall be responsible for the Council Tax payable in respect of the Property during the tenancy. 7.3 The Tenant shall notify the relevant utility providers and the local authority of the change of occupier at the start and end of the tenancy. 8. TERMINATION 8.1 At the end of the fixed term, if neither party serves notice, the tenancy will automatically become a statutory periodic tenancy under Section 5 of the Housing Act 1988. 8.2 During the periodic tenancy, the Tenant may end the tenancy by giving at least one month's written notice, expiring on or after a rent payment date. 8.3 The Landlord may recover possession by serving a valid Section 21 notice (giving at least two months' notice) in accordance with the Housing Act 1988 and the Deregulation Act 2015, provided all prescribed requirements have been met. 8.4 The Landlord may seek possession during the fixed term only on grounds specified in Section 8 and Schedule 2 of the Housing Act 1988. 9. INVENTORY AND CONDITION 9.1 An inventory and schedule of condition (if prepared) forms part of this agreement and shall be signed by both parties at the start of the tenancy. 9.2 The Tenant acknowledges receiving the Property in a clean and habitable condition. 10. NOTICES 10.1 Any notice under this agreement must be in writing and may be served by: (a) personal delivery; (b) first-class post to the address stated above; (c) email to the email address stated above (if provided). 10.2 Notice served by post is deemed received two working days after posting. 11. GENERAL 11.1 This agreement constitutes the entire agreement between the parties and supersedes all prior agreements, representations or understandings. 11.2 This agreement is governed by the laws of England and Wales. 11.3 If any provision of this agreement is found to be unenforceable, the remaining provisions shall continue in full force. 11.4 The Landlord confirms that they have the right to let the Property and that all necessary consents (including any mortgage lender's consent) have been obtained. --- SIGNED BY THE LANDLORD Signature: ________________________ Name: [landlordName] Date: ________________________ SIGNED BY THE TENANT Signature: ________________________ Name: [tenantName] Date: ________________________

Important Notes

Legal Disclaimer

This template is based on the Housing Act 1988 (as amended by the Housing Act 1996 and the Deregulation Act 2015), the Landlord and Tenant Act 1985 Section 11, the Housing Act 2004 Sections 213-215 (deposit protection), the Tenant Fees Act 2019, and the Homes (Fitness for Human Habitation) Act 2018. Before serving a Section 21 notice, the landlord must have: (1) protected the deposit in a government-approved scheme and served prescribed information; (2) provided a valid Gas Safety Certificate; (3) provided an Energy Performance Certificate with minimum E rating; (4) provided the 'How to Rent' guide; (5) provided the EICR. Failure to comply with these requirements may prevent the landlord from using the Section 21 no-fault eviction process. This template is for use in England only; Scotland, Wales and Northern Ireland have separate tenancy frameworks. This is a template only and does not constitute legal advice. Both parties should consider seeking independent legal advice.

This template is provided for informational purposes only and does not constitute legal advice. For complex legal matters, we recommend consulting a qualified solicitor.

Frequently Asked Questions

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