£15UK law · England & Wales

UK Assured Shorthold Tenancy (AST) Template

A landlord-grade Assured Shorthold Tenancy agreement for residential lettings in England, drafted under the Housing Act 1988. Covers deposit protection (TDP), repair covenants under Landlord & Tenant Act 1985 s.11, break clauses, and the post-Renters Reform position. Editable Word + PDF, £15.

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Legal background

An Assured Shorthold Tenancy (AST) is the standard residential tenancy in England under the Housing Act 1988. The agreement must be paired with a protected deposit (Tenancy Deposit Scheme — DPS, mydeposits or TDS), prescribed information, EPC, gas safety certificate and How to Rent guide. Section 21 (no-fault) and Section 8 (fault) routes apply for termination, subject to Tenant Fees Act 2019 limits and the Renters (Reform) Bill timetable.

Sample excerpt

A short preview of the kind of clauses your generated document will contain. The full document is tailored to your inputs.

1. Letting. The Landlord lets and the Tenant takes the Property known as [Address] for a fixed term of [Months] months commencing [Start Date]. 2. Rent. The rent is £[Rent] per calendar month payable in advance on the [Date] of each month by standing order to the account notified to the Tenant. 3. Deposit. The Tenant shall pay a deposit of £[Deposit] (which shall not exceed five weeks' rent under the Tenant Fees Act 2019) before commencement. The deposit will be protected with [TDP scheme] and the prescribed information will be served on the Tenant within 30 days of receipt. 4. Repair. The Landlord covenants to keep in repair the structure and exterior of the Property and the installations for the supply of water, gas, electricity, sanitation, space heating and water heating, in accordance with section 11 of the Landlord and Tenant Act 1985. 5. Tenant obligations. The Tenant shall: (a) pay the rent on time; (b) keep the interior in good and clean condition (fair wear and tear excepted); (c) not assign or sublet without written consent; (d) not alter the Property; (e) report disrepair promptly. 6. Termination. After the fixed term the tenancy continues as a statutory periodic tenancy unless terminated by Section 21 notice (subject to Renters (Reform) Bill timetable) or Section 8 grounds under the Housing Act 1988.

What's in the template

✓Term: 6 / 12 / 18 / 24 months fixed or periodic
✓Rent amount, payment date, and method
✓Deposit amount (capped at 5 weeks rent under Tenant Fees Act 2019) and TDP scheme
✓Repair covenants — Landlord & Tenant Act 1985 s.11 (landlord) and tenant duties
✓Smoke and Carbon Monoxide Alarm Regulations 2015 (as amended 2022) compliance
✓Pets, smoking, sub-letting clauses (your choice)
✓Optional break clause (4, 6, or 9 month)
✓Section 8 / Section 21 termination references
✓Inventory and condition schedule placeholder

Who this is for

→Private landlords letting a residential property in England
→Letting agents preparing tenancy packs
→Buy-to-let investors taking on first tenants
→Accidental landlords (renting out a former home)

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Frequently asked questions

Does this comply with the Tenant Fees Act 2019?

Yes. The agreement does not include any prohibited fees, deposit is capped at 5 weeks rent (or 6 weeks for annual rents over £50,000), and only permitted payments are referenced.

What about the Renters (Reform) Bill abolishing Section 21?

The template currently reflects the Section 21 + Section 8 framework as in force. The Renters (Reform) Bill, when fully enacted, will abolish Section 21 and move England to a periodic-only tenancy regime. We update the template as the law changes — your future re-downloads reflect the current position.

Do I still need to serve the prescribed documents?

Yes. You must give the tenant a copy of: the EPC, gas safety certificate, "How to Rent" booklet (latest version), and TDP prescribed information within 30 days of receiving the deposit. Failure prevents you from using Section 21.

Is this suitable for HMOs (Houses in Multiple Occupation)?

It is suitable for single-household ASTs. For HMOs you also need to comply with HMO licensing (mandatory for 5+ unrelated occupants from 2 households), additional safety regulations and possibly an HMO-specific tenancy. We recommend specialist HMO templates for those lets.

These templates are general legal information, not bespoke legal advice. For high-value or unusual matters, ask a solicitor to review.