Your Guide to the UK Tenancy Agreement Sample

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Here's a free tenancy agreement sample designed for an Assured Shorthold Tenancy (AST) in the UK – the go-to for most private rentals. Think of it as a solid starting point, but it's vital you get to grips with what each clause means and what your legal duties are before you use it. A properly sorted agreement protects you and your tenant, especially when you're selling or managing a property without an agent.

Your Free Tenancy Agreement Sample And Landlord Checklist

Managing a rental property yourself is a brilliant way to avoid hefty letting agent fees, and it all begins with a solid legal foundation. The tenancy agreement is the single most important document you'll handle, setting out the rights and responsibilities for both sides. For almost every private rental in the UK, that means using an Assured Shorthold Tenancy (AST) agreement.

When you take charge of the paperwork, you can be sure the terms fit your property and your goals perfectly. This is exactly the thinking behind platforms like NoAgent.Properties, which empower property owners to list for free and deal directly with tenants, cutting out the expensive middleman. This approach saves you thousands in fees and gives you full control. Grabbing a reliable tenancy agreement sample is your first step to running a smooth, compliant tenancy. If you're looking for more options, a good free rental agreement template can also be a massive help.

Essential Landlord Compliance Steps

Before your tenant even gets the keys, UK law says you've got a list of critical tasks to complete. Getting this wrong can lead to some eye-watering fines and legal headaches, and it can even make it difficult to get your property back later on, which is a major concern if you're planning to sell. Getting your head around these steps is non-negotiable if you're managing your own rental. For a full rundown of what tenants should be checking for, have a look at our guide on important information before inquiring about a one-bedroom rental.

This little graphic breaks down the fundamental compliance process every landlord needs to follow.

It really boils down to three key pillars: proper tenant referencing, legally protecting the deposit, and carrying out a detailed property inspection before move-in. Each stage is an absolute must for setting up a legally sound tenancy. By nailing this process, you build a secure foundation for the entire rental period, protecting your investment and ensuring you’re meeting your obligations from day one.

Understanding Your Tenancy Agreement Clause by Clause

A tenancy agreement isn't just a bit of admin; it's the legal spine of your rental, setting out the rules of the game for you and your tenant. Getting your head around the jargon is the first real step to managing your property like a pro. When you know what each clause means, you can protect your investment, shut down disputes before they start, and dodge the hefty fees letting agents charge for what is essentially just paperwork.

This guide breaks down the essential bits you'll find in any standard UK Assured Shorthold Tenancy (AST) agreement. Once you understand what each section does, you're empowered to manage your property yourself, especially if you're using a platform like NoAgent.Properties to list for free and handle everything on your own terms, whether you're letting or selling.

Core Components of a Tenancy Agreement

Every agreement, whether it's a template you’ve downloaded or one you’ve tweaked, will have a few non-negotiable clauses. These are the foundations of the contract and need to be crystal clear to stand up legally.

Parties to the Agreement: This bit simply names everyone involved. It must have the full legal names of the landlord(s) and every tenant living in the property. It’s vital for establishing exactly who is on the hook for the rent and the state of the property.
The Property: The contract needs to clearly identify the rental property by its full postal address. It should also be specific about what's included – things like parking spaces, gardens, or sheds.
The Term: This sets the duration of the tenancy. For a fixed-term tenancy, it will state a precise start and end date. For instance, a term of 12 months starting on 1st October 2024 and finishing on 30th September 2025.
The Rent: This one's fundamental. It spells out the exact rent amount, how often it's paid (e.g., monthly), the due date (e.g., the 1st of the month), and how it should be paid (e.g., by standing order).

Tenant and Landlord Obligations

Beyond the basics, the agreement lays out the specific responsibilities for both you and your tenant. Getting this part right from the outset prevents a world of misunderstanding later on. A solid agreement leaves no grey areas.

"A well-drafted tenancy agreement is a landlord's best tool for proactive management. It sets clear expectations from day one, significantly reducing the likelihood of disputes over repairs, payments, or property use. It's about prevention, not just cure."

The tenant's obligations usually make up a chunky section, covering the day-to-day realities of living in your property.

Common Tenant Obligations Include:

Prompt Rent Payment: To pay the rent on time, every time, and in full.
Utility Payments: To handle council tax, gas, electricity, water, and other bills unless you've agreed otherwise.
Property Maintenance: To keep the place clean and in decent nick, and to report any repairs needed promptly. This also covers small jobs like changing lightbulbs or smoke alarm batteries.
Respectful Conduct: Not to be a nuisance or cause aggravation for the neighbours.
No Alterations: Not to make any changes—like painting walls or removing shelves—without getting your written permission first.

Of course, the responsibilities go both ways. You have legal duties to your tenant that you must uphold.

Key Landlord Responsibilities:

Property Access: To give the tenant "quiet enjoyment" of their home. This means you can't just turn up unannounced; you must give at least 24 hours' written notice before visiting (unless it’s a genuine emergency).
Repairs: To sort out essential repairs to the building's structure and exterior, and to the systems for heating, hot water, and sanitation.
Safety Compliance: To make sure the property meets all legal safety standards, which includes providing current gas safety and electrical safety certificates.

By taking the time to properly read and understand every clause in your tenancy agreement sample, you put yourself firmly in the driver's seat of your rental business. This knowledge gives you the confidence to manage things effectively, saving thousands in agent fees and building a secure, profitable investment.

Choosing Between Fixed-Term and Periodic Tenancies

When you’re putting a tenancy agreement together, one of the first big decisions is the type of tenancy. Under the Assured Shorthold Tenancy (AST) rules, you’ve basically got two choices: fixed-term or periodic. Getting this right is crucial, as it affects everything from your income stability to your flexibility, especially if you're managing the property yourself to avoid agent fees.

A fixed-term tenancy is exactly what it sounds like – it runs for a set period, usually six or twelve months. This is the go-to for most landlords and tenants because it offers security for everyone. You get a guaranteed rental income for the term, and your tenant has the peace of mind of a secure home. It’s no surprise that the vast majority of UK tenancies start this way; that stability is a massive draw.

The Flexibility of Periodic Tenancies

On the other hand, you have the periodic tenancy. This is a rolling contract, most often month-to-month. It usually kicks in automatically after a fixed term ends, unless you both sign a new agreement. Its main advantage? Flexibility.

If local rents are on the up, you can increase the rent more easily (as long as you give the proper notice). It also means you can end the tenancy with shorter notice if your circumstances change—say, if you decide to sell the property or need to move back in. This is a critical advantage for property sellers who need to provide vacant possession.

This adaptability is a huge plus for landlords who want to stay nimble. For instance, if you’re listing your property for free on a platform like NoAgent.Properties, a rolling tenancy lets you react to market shifts without being tied down. It's a modern way of managing your rental, and you’ll even find properties offering flexible 1-to-6-month terms to attract tenants who need a short-term solution.

So, which is best? It all comes down to your goals. If you want to lock in your income and keep tenant turnover low, a fixed-term tenancy is your best bet. But if you value freedom and the ability to adapt quickly, especially if you're thinking of selling soon, a periodic tenancy could be the smarter move.

Meeting Your Essential Legal Obligations as a Landlord

A solid tenancy agreement is a great start, but it’s just one piece of the puzzle. As a UK landlord, you have a list of absolute must-do legal duties to protect yourself and your tenant. Getting these right from day one is the foundation of good property management and helps you avoid some truly eye-watering penalties.

When you manage your property yourself, perhaps by listing for free on platforms like NoAgent.Properties, you're the one in the driving seat for all these compliance tasks. It's not just about saving thousands in agent fees; it's about making sure every single legal box is ticked personally, leaving nothing to chance. These aren't just 'good ideas' – they are the law, and getting them wrong can completely unravel your tenancy.

The Five Pillars of Landlord Compliance

Think of these five areas as your pre-tenancy checklist. Before anyone moves in, you need to have these sorted. Each one is there to guarantee the property is safe, the tenancy is above board, and your tenant's money is secure.

Tenancy Deposit Protection (TDP): You have 30 days from receiving the tenant's deposit to protect it in a government-approved scheme. You also need to give the tenant the official paperwork about where their money is held, known as 'prescribed information'.
Right to Rent Checks: It's your legal duty to check that every tenant aged 18 or over has the legal right to rent a home in the UK. This means physically checking their original documents with them present and taking copies.
Gas and Electrical Safety: A Gas Safety Certificate (CP12) from a Gas Safe registered engineer is needed every year. On top of that, you'll need an Electrical Installation Condition Report (EICR) carried out every five years.
Energy Performance Certificate (EPC): Your property must have an EPC rating of at least 'E' (though there are a few exemptions). A copy of the valid certificate must be handed to the tenant before the tenancy starts.
Provide the 'How to Rent' Guide: You must give your tenant the latest version of the government's official 'How to Rent' guide right at the beginning of their tenancy.

Don't ever skip these. Failing on your obligations, particularly with deposit protection and safety certificates, can lead to massive fines. It can also make it impossible for you to serve a Section 21 notice if you need to get your property back.

Why Compliance Is Your Best Defence

Following these rules meticulously from the get-go sets a professional tone. It proves to your tenants that you're a responsible landlord and builds a foundation of trust. For landlords handling more complex properties, like a licensed HMO near a university, knowing these legal duties inside-out is absolutely crucial, as you'll often have extra local council rules to follow too.

It’s also smart to know what your options are when things don't go to plan. Being clued up on things like how to evict a tenant legally in the UK is essential. If a dispute ever ends up in court, your compliance record is one of the first things they'll scrutinise.

By getting a firm grip on these legal duties, you can manage your property with confidence, knowing your investment is secure and your tenancy is built on solid, lawful ground. This is what being a savvy, independent landlord is all about.

How to Set and Increase Rent Legally

Getting the rent right from day one is a bit of a balancing act. Aim too high, and you'll be met with silence; go too low, and you're leaving money on the table. For landlords who are self-managing to avoid those hefty agent fees, nailing the price is key to making a decent return. It all starts with a bit of good, old-fashioned market research.

Jump onto property portals and see what similar properties in your immediate area are going for. Look for places that match yours in size, condition, and amenities. This simple step gives you a solid, realistic benchmark of what local tenants are actually paying. When you list your property for free on a platform like NoAgent.Properties, a fair and competitive price will pull in quality applications much quicker.

The Legal Process for Rent Increases

Once a tenant is in, you can't just hike the rent on a whim. The law is very clear on how and when you can do it, and the process depends entirely on the tenancy agreement you have in place. With private rental prices climbing across the UK, annual reviews have become pretty standard practice for most landlords.

So, how do you do it by the book? There are two main ways to legally raise the rent:

During a Fixed-Term Tenancy (Using a Rent Review Clause): If your tenancy agreement sample has a 'rent review clause', you're in business. This clause has to be fair and transparent, clearly stating when a review can happen and how the new figure will be worked out (e.g., tied to an inflation index).
For a Periodic (Rolling) Tenancy (Serving a Section 13 Notice): When the tenancy is rolling on a month-to-month basis, you must use a formal Section 13 notice. This gives the tenant one month's notice of the proposed new rent. Crucially, the increase must be fair and in line with what's happening in the local market.

One of the biggest perks of managing your own property is the direct relationship you build with your tenants. Always be open and upfront about potential rent increases. A quick chat explaining the reasons and giving plenty of notice goes a long way and helps keep things smooth.

At the end of the day, a fair rent doesn't just protect your income; it helps you keep good tenants, which means fewer void periods and less hassle. Smart landlords know that managing costs—including making things easier for tenants with options like zero deposit schemes to reduce upfront tenant costs—makes for a much more attractive and profitable rental.

Adding Custom Clauses to Protect Your Property

While any decent tenancy agreement template covers the basics, smart landlords know that a few custom clauses can provide an extra, vital layer of protection. Think of them as clarifying the house rules for your specific property, helping you head off misunderstandings and potential disputes before they even start.

For landlords managing their own properties, especially those who list for free on platforms like NoAgent.Properties, a well-customised agreement is one of your most powerful tools for safeguarding your investment. This is especially true for property sellers who need to ensure the property remains in excellent condition for viewings.

This isn't about catching tenants out; it’s about setting clear, fair expectations from day one. When you define what is and isn't allowed, you build a more transparent relationship and protect the condition of your property. This becomes even more critical if your rental has unique features or you're in a specific situation, like managing a mid-terraced house with a sitting tenant.

Common Optional Clauses for Your Tenancy Agreement

Adding a few specific clauses can smooth over common friction points between landlords and tenants. It's really a no-brainer. The key is to make sure any clause you add is fair, reasonable, and doesn't fall foul of the law, like the Tenant Fees Act 2019.

Below is a quick rundown of some of the most common custom clauses landlords add to their agreements to protect themselves and their property.

Clause Type	Purpose and Benefit	Key Consideration
Pets Clause	This can either grant permission for a specific pet (e.g., "one small dog") or outline the process for requesting a pet. It prevents unauthorised animals from moving in.	A blanket "no pets" ban is no longer straightforward. You must have a good reason to refuse a pet request, so be prepared to justify your decision.
Smoking Clause	Explicitly prohibits smoking (including vaping) inside the property. This protects your interiors from stubborn odours and smoke damage, which are a real pain to fix.	Be specific. Define whether the ban applies to the entire property, including any garden or balcony, to avoid any grey areas.
Garden Maintenance	If there's a garden, this clause sets out exactly what the tenant needs to do. This usually includes things like mowing the lawn, weeding, and keeping it tidy.	Be realistic. Don't expect your tenant to be a professional landscaper. Stick to basic, reasonable upkeep tasks.
Redecorating Clause	Stops tenants from making unauthorised changes. It usually requires them to get your written permission before painting walls, putting up shelves, or making other alterations.	A fair clause might allow for minor things like hanging pictures but require permission for anything more significant. It's all about balance.

Putting these rules clearly in the tenancy agreement means both you and your tenant know exactly where you stand. It's a simple, proactive step that can save you a world of hassle and potential costs down the line.

Remember, the goal here is to create a solid, legally sound document that works for your specific property. Adding a few well-worded, fair custom clauses is one of the smartest moves you can make as a landlord.

UK Landlord FAQs: Your Top Questions Answered

If you're managing your own rental to avoid those hefty agent fees, you'll know that tenancy agreements can throw up a lot of questions. Getting the right answers isn't just helpful—it's essential for keeping everything legal, smooth, and stress-free. Here, we tackle some of the most common queries we hear from landlords.

Think of this as your go-to guide. A solid grasp of these details will give you the confidence to manage your property professionally and build a great relationship with your tenants from day one.

What Happens When a Fixed-Term Tenancy Ends?

This is a big one. What do you do when that initial 12-month contract is up? You’ve basically got two choices, and the right one depends on what you want from your tenancy.

Sign a New Fixed-Term Agreement: You can get a new contract signed for another fixed period, like six or 12 months. This is the best option if you're looking for stability and a guaranteed income stream. It locks everyone in.
Let it Roll Over into a Periodic Tenancy: If you do nothing, the tenancy automatically becomes a 'statutory periodic tenancy'. It just rolls on, usually month-to-month. This offers a lot more flexibility for both you and the tenant.

So, what's the best path? If long-term security is your game, go for a renewal. But if you'd prefer the freedom to adjust rent or regain possession with shorter notice—especially if you're thinking of selling—a rolling tenancy is probably a better fit for your strategy.

Is a Verbal Tenancy Agreement Legally Binding?

Surprisingly, yes. In the UK, a verbal tenancy agreement can be legally binding. If you agree to let a property to someone for a certain rent, and they move in and start paying you, you’ve likely created a tenancy.

But—and this is a big but—relying on a verbal agreement is asking for trouble. Without a written contract, proving the terms you agreed on becomes a nightmare. It opens the door to arguments over everything from the rent amount to who's responsible for repairs. Using a proper written tenancy agreement sample, like the one we provide, is your best protection. It puts everything in black and white, leaving no room for confusion.

Can I Change the Agreement Mid-Tenancy?

For a fixed-term tenancy, the general rule is no. You can't just change the terms while the contract is active. It's a legally binding agreement for both of you until it expires. If you and your tenant both agree to a change, that's fine, but you must get it in writing. An 'addendum' signed by both parties is the proper way to do it.

Things are a bit different with a periodic (rolling) tenancy. You have more flexibility, especially with rent increases. You can propose a new rent by serving a formal Section 13 notice, as long as you give at least one month's notice. For any other changes, getting mutual agreement is still the safest and most professional approach.

A clear, well-drafted written agreement is the cornerstone of successful property management. It provides a definitive reference point that protects both the landlord and the tenant, preventing minor misunderstandings from escalating into serious legal disputes.

At the end of the day, it all comes down to clear communication backed by a solid written agreement. Taking the time to get these details right will help you manage your property effectively, save on agent fees, and stay in control.

At NoAgent.Properties, we believe in empowering landlords and sellers to manage their own properties without the unnecessary cost of agents. List your property for sale or rent completely free and connect directly with interested parties. Take control of your property journey by visiting us at https://www.noagent.properties.