Whether you are letting your first property or managing a portfolio of ten, the tenancy agreement is the single most important document in your landlord toolkit. It defines the relationship between you and your tenant, sets out what each party is responsible for, and provides the evidence you need if things go wrong. With the Renters' Rights Act 2025 coming into force on 1 May 2026, many existing templates are now out of date. This guide walks you through exactly what a compliant tenancy agreement should include in 2026, what to avoid, and how to generate one quickly and affordably.
Why Your Tenancy Agreement Matters
A tenancy agreement is the foundation of the landlord-tenant relationship. It is a legally binding contract, and getting it right protects both parties. A well-drafted agreement reduces disputes by making expectations clear from day one. It clarifies responsibilities — who pays for what, who maintains what, and what happens if something goes wrong. And if things do end up in court or at a tribunal, it is the primary piece of evidence that a judge will look at to determine what was agreed.
Without a written agreement, or with a poorly drafted one, you are exposed to significant risk. Disputes about rent, deposits, repairs, pets, and access become much harder to resolve. Adjudicators and judges tend to interpret ambiguity in favour of the tenant, so vague or incomplete clauses can cost you money. The time and cost of getting your agreement right at the outset is trivial compared to the cost of a deposit dispute, a failed possession claim, or a tenant compensation award.
If you already have a written agreement but it predates the RRA, read our guide on whether you need a new tenancy agreement for the RRA to understand what has changed.
Essential Clauses Every Agreement Must Include
Certain clauses are fundamental to any tenancy agreement. Without them, you risk disputes, unenforceable terms, and problems at court.
Names and addresses
The full legal names of the landlord and every tenant must be stated. If there are joint tenants, all must be named — each is jointly and severally liable for the rent and other obligations. The landlord's correspondence address and address for service of notices must also be included. Under Section 48 of the Landlord and Tenant Act 1987, rent is not lawfully due until the landlord has provided an address in England or Wales for service of notices.
Property description
Include the full postal address and a description of exactly what is being let. If the property is furnished, attach an inventory listing all items. If parking spaces, garden areas, or storage are included, say so explicitly. If they are not included, say that too. Ambiguity here leads to disputes.
Rent
State the rent amount, the date it is due each month, and the accepted payment method. If you accept bank transfer, include account details. Clarity here prevents late payment disputes. Do not include a rent review clause — from 1 May 2026, Section 13 of the Housing Act 1988 is the only lawful mechanism for increasing rent.
Deposit
State the exact deposit amount, confirm which government-approved tenancy deposit protection scheme it is registered with, and note that prescribed information will be provided separately. Use our Deposit Cap Calculator to confirm you are within the legal maximum of five weeks' rent (or six weeks if annual rent exceeds £50,000).
Tenancy start date
The date the tenancy begins must be clearly stated. Under the RRA, all new tenancies from 1 May 2026 are periodic from day one — there is no fixed term.
Landlord contact details
Provide a name, telephone number, email address, and postal address for service. If you use a managing agent, include their details too. The tenant must know who to contact for repairs and emergencies.
Clauses Required by the Renters' Rights Act 2025
The RRA introduces several new requirements that must be reflected in your tenancy agreement or accompanying documents. If you are unfamiliar with the broader context, our AST guide explains how assured shorthold tenancies transition to the new periodic regime.
Government information sheet
The government will produce a standard information sheet that must be provided to the tenant at the start of the tenancy. This sheet explains the tenant's rights under the RRA, including the new possession grounds, rent increase rules, and complaint procedures. It must be attached to or provided alongside the agreement.
Pet request process
Under the RRA, tenants have the right to request permission to keep a pet. You must respond within 28 days and cannot unreasonably refuse. Your agreement should set out the process for making and responding to pet requests, and should not contain a blanket ban on pets. You may require the tenant to take out pet damage insurance as a condition of consent.
Section 13 rent increase procedure
Rent review clauses are void from 1 May 2026. The only way to increase rent is through a Section 13 notice, which requires at least two months' notice and can only be served once per year. Your agreement should reference this procedure and not attempt to create an alternative mechanism.
No fixed-term provisions
All tenancies granted on or after 1 May 2026 are periodic from day one. Your agreement must not include fixed-term provisions, break clauses, or minimum terms. If you are using a pre-RRA template, any fixed-term clauses are void but their presence can cause confusion and undermine your credibility with tenants and at tribunal.
Decent Homes Standard obligations
The RRA extends the Decent Homes Standard to the private rented sector. Your agreement should reference your obligation to maintain the property to this standard, covering structural condition, freedom from serious hazards under HHSRS, reasonable state of repair, and reasonably modern facilities.
PRS Ombudsman complaints process
All private landlords must join the new PRS Ombudsman scheme. Your agreement should include a reference to the Ombudsman and the tenant's right to escalate complaints through this process. This demonstrates transparency and compliance.
Clauses You Should Include
Beyond the legal requirements, there are several clauses that good practice demands. These are not strictly required by law, but they prevent disputes and clarify expectations.
Repair reporting process
Set out who the tenant should contact to report repairs, the method of reporting (email, online portal, telephone), and the expected response timelines. Distinguish between emergencies (which require immediate attention) and routine repairs (which you might aim to address within a reasonable period, typically 14 to 28 days). This manages tenant expectations and demonstrates you take your repair obligations seriously.
Inspection access arrangements
Your agreement should set out your right to inspect the property and the notice you will give. The minimum required by law is 24 hours' written notice, but many landlords give 48 hours as a matter of good practice. Be clear about what you will inspect and how frequently — quarterly inspections are common. The tenant cannot unreasonably refuse access for inspections or repairs.
Subletting restrictions
Most landlords want to prohibit subletting without prior written consent. Include a clear clause stating the tenant must not sublet, assign, or part with possession of the property or any part of it without your written permission. This is particularly important for preventing unauthorised Airbnb-style short lets.
Utilities and council tax responsibilities
State clearly that the tenant is responsible for paying gas, electricity, water, telecommunications, council tax, and any other outgoings related to the property. This seems obvious, but disputes do arise, particularly around water rates and service charges in leasehold properties.
Garden and outside space maintenance
If the property has a garden, specify the tenant's obligations. Typically, the tenant is expected to keep the garden in a reasonable condition — mowing the lawn, keeping paths clear, and not allowing it to become overgrown. If there are specific plants, hedges, or trees that require particular care, note this.
Decoration and alteration restrictions
State that the tenant must not make alterations or redecorate without your prior written consent. Be reasonable — most landlords permit picture hooks but draw the line at painting walls, removing fixtures, or structural changes. Clarify that any alterations made without consent must be reversed at the tenant's expense before the end of the tenancy.
Insurance requirements
Confirm that you hold buildings insurance and that the tenant is responsible for their own contents insurance. If you require the tenant to hold contents insurance as a condition of the tenancy, state this clearly. Note that the Tenant Fees Act 2019 means you cannot require the tenant to use a specific insurance provider.
Clauses to Remove or Avoid
If you are updating an older agreement or working from a pre-RRA template, there are several clauses you must remove or amend.
Fixed-term provisions
Any clause that creates a fixed term is void for tenancies granted on or after 1 May 2026. Remove all references to fixed terms, minimum periods, and break clauses. The tenancy is periodic from day one and the tenant can end it with two months' notice at any time.
Section 21 references
Section 21 is abolished by the RRA. Remove all references to Section 21 notices and no-fault eviction. Possession can only be sought on the grounds set out in the revised Schedule 2 of the Housing Act 1988.
Blanket pet bans
A clause stating "no pets" or "the tenant must not keep any animals at the property" is unenforceable under the RRA. You cannot unreasonably refuse a pet request. Replace any blanket ban with a clause that requires the tenant to seek written permission before keeping a pet, and sets out the process for requesting and granting consent.
Rent review clauses
Any clause that provides for a rent increase other than through Section 13 is void. Remove all rent review clauses, annual increase provisions, and RPI-linked escalation terms. Reference the Section 13 process instead.
Unfair contract terms
The Consumer Rights Act 2015 applies to tenancy agreements. Certain types of clauses are likely to be found unfair and therefore unenforceable. Common examples include:
- **Professional cleaning clauses** — requiring the tenant to pay for professional cleaning at the end of the tenancy regardless of the property's condition. The tenant is only required to return the property in the condition it was in at the start, allowing for fair wear and tear.
- **Unreasonable penalty clauses** — fixed fees for late rent payment, charges for minor breaches, or forfeiture provisions that are disproportionate to the landlord's loss.
- **Shifting statutory obligations** — clauses that attempt to make the tenant responsible for structural repairs or other obligations that fall on the landlord under Section 11 of the Landlord and Tenant Act 1985.
If a clause is found to be unfair, it is void and unenforceable. The rest of the agreement remains valid. For more on how terms can be varied lawfully, see our guide on whether a landlord can change a tenancy agreement.
Common Mistakes in Tenancy Agreements
Even experienced landlords make mistakes in their agreements. Here are the most common errors to watch for:
- **Using outdated pre-RRA templates.** If your template references fixed terms, Section 21, rent review clauses, or blanket pet bans, it is out of date and needs replacing. Using an old template does not make the void clauses enforceable — it just creates confusion and weakens your position.
- **Blanket "no pets" clauses.** These are unenforceable under the RRA. A tenant who keeps a pet in breach of a blanket ban is not actually in breach because the clause has no legal effect. Replace with a consent-based process.
- **Unenforceable penalty clauses.** Clauses that impose fixed fees for late rent (for example, "a charge of £50 will be applied for each day rent is overdue") are almost certainly unenforceable as penalty clauses and may also breach the Tenant Fees Act 2019. The only charge you can make for late rent is interest at no more than 3% above the Bank of England base rate, and only after the rent is more than 14 days overdue.
- **Not specifying which deposit scheme is used.** The agreement should state the name of the deposit protection scheme. Failing to do this does not excuse you from your obligation to protect the deposit and serve prescribed information, but it does create unnecessary ambiguity.
- **Using a fixed-term template for post-May 2026 tenancies.** If your template still has a "Term" field filled in with "12 months" or similar, the fixed-term provision is void. The tenancy is periodic from day one regardless of what the agreement says.
- **Not updating after legislation changes.** Tenancy law changes regularly. If you drafted your agreement five years ago and have not touched it since, it almost certainly contains outdated provisions. Review and update annually as a minimum.
For a comprehensive overview of what a verbal tenancy agreement means in practice and why written agreements are always preferable, see our detailed guide.
Using a Template vs Professional Document
There are broadly two approaches to creating a tenancy agreement: using a free or low-cost template, or having a document professionally drafted.
When a free template is adequate
If you are letting a single, straightforward property — a standard flat or house, to a single tenant or couple, with no unusual arrangements — a well-drafted template can work perfectly well. The key requirement is that the template is up to date and complies with current legislation. A template that was accurate in 2024 is unlikely to be compliant in 2026.
When you need something more comprehensive
If you are letting multiple properties, dealing with unusual arrangements (such as company lets, HMOs, or properties with commercial elements), or if there are specific circumstances that need addressing (such as permitted occupiers, guarantors, or service charges), a more comprehensive document is advisable. HMOs in particular have additional requirements around room-specific terms, shared facilities, and licensing conditions.
The risk of templates
The biggest risk with free templates available online is that they may not be updated for current law. Many templates still circulating in 2026 were drafted before the Renters' Rights Act and contain void provisions. Using one of these templates is not just ineffective — it can actively harm your position by creating a document full of unenforceable clauses that confuses tenants and undermines your credibility at tribunal.
Generate a fully compliant tenancy agreement that is always up to date with the latest legislation.
Free vs Paid Tenancy Agreement Templates
There is no shortage of free tenancy agreement templates online. But what do you actually get, and what are you missing?
What you get for free
A basic template with standard clauses covering rent, deposit, tenant obligations, and landlord obligations. Some will be reasonably well-drafted. Many will be generic and may not be tailored to current English law. Most will not have been updated for the RRA 2025.
What you miss
Free templates typically lack:
- **RRA 2025 compliance** — no reference to the new periodic tenancy regime, pet request process, Section 13 rent increase procedure, or Decent Homes Standard
- **Prescribed information schedule** — a separate document required for deposit protection
- **Pet consent form** — needed to properly manage pet requests under the RRA
- **Section 13 notice template** — for lawfully increasing rent
- **Guarantor agreement** — essential if the tenant's income does not meet referencing criteria
- **Right to Rent checklist** — to evidence your immigration checks
- **Property condition report** — essential for deposit disputes
TenancyPack is the comprehensive solution. It is not just a tenancy agreement — it is a full pack of 14 essential documents, all compliant with the Renters' Rights Act 2025. Every document is pre-filled with your property and tenant details. For £49.99, you get everything you need to let a property lawfully and confidently.
Generate your complete document pack now — 14 documents, fully compliant, ready in minutes.
How TenancyPack Can Help
Creating a compliant tenancy agreement does not have to be complicated or expensive. TenancyPack lets you generate a fully compliant periodic tenancy agreement in minutes. Simply enter your property details, tenant information, and rent amount, and the system generates a complete agreement pre-filled with your data.
Every agreement generated by TenancyPack is:
- **Periodic from day one** — fully compliant with the RRA 2025
- **Free of void clauses** — no fixed terms, no Section 21 references, no blanket pet bans, no rent review clauses
- **Consumer Rights Act compliant** — no unfair terms
- **Complete** — includes all essential clauses plus recommended good-practice provisions
But the agreement is just one of 14 documents in your pack. You also get a property condition report, prescribed information for deposit protection, a pet consent form, a guarantor agreement, a Section 13 rent increase notice template, and more. Everything a landlord needs, for £49.99.
Do not risk using an outdated template. Generate your RRA-compliant document pack now and let with confidence.
For more on tenancy agreements generally, visit our comprehensive hub page. And if you have an existing agreement that needs updating, our guide on whether you need a new tenancy agreement for the RRA will help you decide what to do next.
This article is part of our complete tenancy agreement guide. See all tenancy agreement articles and resources in one place.