England Lease & Tenancy Agreement Requirements
Review essential requirements for residential tenancy agreements in England, including the Assured Shorthold Tenancy (AST) framework and permitted tenant fees.
Legal Disclaimer
This content is for general informational and educational purposes only. It does not constitute legal advice and should not be relied upon as such. Laws change frequently — always verify current regulations and consult a licensed attorney in your jurisdiction for advice specific to your situation. Landager is a property management platform, not a law firm.Information last verified: May 2026.
England Tenancy Agreement Requirements
As of 1 May 2026, the Renters' Rights Act 2025 has fundamentally restructured residential tenancies in England. The traditional Assured Shorthold Tenancy (AST) and the Section 21 "no-fault" eviction process have been abolished in favor of a universal periodic tenancy system.
The Assured Periodic Tenancy Framework
Under the new regime, all private residential tenancies are periodic from day one. Key features include:
- No Fixed Terms: Landlords are prohibited from offering or enforcing fixed-term agreements (e.g., 6 or 12-month terms). Tenancies roll month-to-month indefinitely.
- Section 21 Abolished: Landlords can no longer end a tenancy without a specific legal reason. All evictions must now be grounded in the reformed Section 8 of the Housing Act 1988.
- Rent Increases: Rent can only be increased once per year using the statutory Section 13 notice procedure. "Rent bidding" is strictly prohibited; landlords must not accept offers above the advertised rent.
- Right to Request Pets: Tenants have a statutory right to request a pet (Section 7), which landlords cannot unreasonably refuse (though they can require pet insurance).
Essential Tenancy Agreement Elements
To comply with the Renters' Rights Act 2025 and the Housing Act 1988, agreements must include:
- Identification of Parties: Full legal names and contact details for the landlord and all tenants.
- Property Description: Precise address and included amenities.
- Rolling Rent Terms: The rent amount and the monthly payment date (fixed terms are void).
- Deposit Protection: Statement of the security deposit amount and the chosen government-approved TDP scheme.
- Information Sheet: For existing tenancies transitioning to the new system, landlords must provide the government’s information sheet by 31 May 2026.
- Maintenance Obligations: Clear definition of repair responsibilities as per Section 11 of the Landlord and Tenant Act 1985.
Banned Fees (Tenant Fees Act 2019)
The Tenant Fees Act 2019 strictly limits what landlords and agents can charge. Permitted payments include:
[!WARNING] Charging a "prohibited payment" is a civil offence punishable by a fine of up to £5,000. Repeat offenders can face criminal prosecution and unlimited fines.
Deploy Compliant English Tenancy Agreements
Using outdated templates that include banned fees or incorrect notice periods can lead to severe penalties. Landager provides legally verified, up-to-date AST templates tailored for the English market.
Sources & Official References
Frequently Asked Questions
▶What are the key landlord-tenant laws in England for 2026?
England's private rented sector has been fundamentally reshaped by the Renters' Rights Act 2025, which received Royal Assent on 27 October 2025. The Act abolishes Section 21 'no-fault' evictions from 1 May 2026, ends fixed-term assured shorthold tenancies (all ASTs automatically convert to assured periodic tenancies), standardises rent increases to Section 13 notices only, and introduces a right for tenants to request pets, a Private Landlord Ombudsman, and a mandatory PRS Database.
Read the complete guide▶What are the Section 21 eviction notice rules for landlords in England?
Section 21 'no-fault' evictions are abolished from 1 May 2026 under the Renters' Rights Act 2025. Landlords can serve Section 21 notices until 30 April 2026, and court proceedings based on those notices can continue until 31 July 2026. After that date, all new possession claims must use reformed Section 8 grounds, which require a legally specified reason such as rent arrears, landlord intends to sell, or landlord intends to move in.
Read the complete guide▶What is the security deposit limit for landlords in England?
Under the Tenant Fees Act 2019, security deposits are capped at 5 weeks' rent for properties with an annual rent under £50,000, or 6 weeks' rent for higher-value properties. All deposits must be protected within 30 days in a government-approved Tenancy Deposit Protection (TDP) scheme — either TDS, DPS, or MyDeposits. Failure to protect the deposit invalidates possession proceedings and can result in penalties of 1-3 times the deposit amount.
Read the complete guide▶How often can a landlord raise rent in England?
From 1 May 2026, the Section 13 notice becomes the only lawful method for landlords to increase rent — contractual rent review clauses will no longer be valid. Rent can only be increased once every 12 months, with a minimum of 2 months' written notice via Form 4 (or new Form 4A). Tenants retain the right to challenge increases at the First-tier Tribunal (Property Chamber), which can set the rent to the market rate.
Read the complete guide▶What disclosures must landlords provide to tenants in England?
England mandates extensive landlord disclosures including the government-issued 'How to Rent' guide, a valid Energy Performance Certificate (EPC) with a minimum E rating, a Gas Safety Certificate (renewed annually), an Electrical Installation Condition Report (EICR), and the Renters' Rights Act Information Sheet (required by 31 May 2026). From 1 May 2026, landlords must also disclose whether the property is covered by Good Cause Eviction provisions.
Read the complete guide▶What are landlord maintenance obligations in England?
Under the Landlord and Tenant Act 1985, landlords must maintain the structure and exterior, keep heating, water, gas, and electrical installations in proper working order, and ensure the property is fit for habitation under the Homes (Fitness for Human Habitation) Act 2018. The Renters' Rights Act 2025 adds enhanced enforcement powers including fines up to £7,000 for initial breaches and £40,000 for repeated or serious housing standard violations.
Read the complete guide▶What are the new tenant rights under the Renters' Rights Act 2025?
The Renters' Rights Act 2025 introduces major new tenant protections effective 1 May 2026: the right to request pets (landlords can only refuse with good reason), a cap of 1 month's rent in advance (preventing landlords from circumventing deposit limits), a free Private Landlord Ombudsman complaints service, a mandatory national PRS Database of landlords and properties, and enhanced penalty powers for local authorities.
Read the complete guide▶What are the late rent fee rules for landlords in England?
Under the Tenant Fees Act 2019, landlords in England can only charge interest on late rent (not a flat fee) at a rate no higher than 3% above the Bank of England base rate. This interest can only be charged after rent has been outstanding for 14 days. Any other charges or penalties for late payment are prohibited as they constitute banned tenant fees under the Act.
Read the complete guide📬 Get notified when these laws change
We'll email you when landlord-tenant laws update in No spam — only law changes.
