How to Write a Tenancy Agreement UK — 2026 Guide

A tenancy agreement is the legal contract between a landlord and tenant that sets out the terms of the rental. Getting it right matters — a poorly drafted agreement can leave landlords unable to recover rent arrears or regain possession, and leave tenants unprotected. This guide covers everything you need to include in 2026, including the major changes brought in by the Renters' Rights Act 2025.

What Type of Tenancy Agreement Do You Need in 2026?

As of 2026, all new residential tenancies in England are assured periodic tenancies. Fixed-term tenancies no longer exist for residential lettings — the Renters' Rights Act 2025 abolished them. This means every new tenancy automatically runs on a rolling basis (typically monthly) with no end date.

What Must a Tenancy Agreement Include?

1. Names of all parties — full legal names of all landlords and all tenants
2. Property address — full address of the property being let
3. Rent amount and payment date — monthly rent figure and when it is due
4. Deposit amount — and confirmation it will be protected in a government-approved scheme
5. Start date — when the tenancy begins
6. Notice periods — how much notice each party must give to end the tenancy
7. Tenant obligations — keeping the property clean, not subletting, allowing access
8. Landlord obligations — repairs, gas safety, EICR compliance

Rent Increases in 2026

Under the Renters' Rights Act 2025, rent can only be increased once every 12 months using the prescribed Section 13 notice (Form 4A). You must give at least two months' notice of any increase. You cannot include rent review clauses that allow increases more frequently — they are unenforceable.

Deposit Rules

The deposit must be protected in a government-approved Tenancy Deposit Protection (TDP) scheme within 30 days of receiving it. The maximum deposit is 5 weeks' rent for annual rent under £50,000. You must provide the tenant with the prescribed information about where the deposit is held within 30 days.

Landlord Repairing Obligations

Under Section 11 of the Landlord and Tenant Act 1985, landlords are responsible for keeping in repair the structure and exterior of the property, and all installations for water, gas, electricity and sanitation. Under the Homes (Fitness for Human Habitation) Act 2018, the property must also be fit for human habitation throughout the tenancy.

Pets and Disability Adaptations

The Renters' Rights Act 2025 introduced new rights for tenants. Tenants now have the right to request permission to keep a pet — landlords must respond in writing within 28 days and cannot unreasonably refuse. Tenants with disabilities also have the right to request reasonable adaptations under the Equality Act 2010.

Do I Need a Solicitor to Write a Tenancy Agreement?

For a standard single-unit residential let, a well-drafted template covering the points above is sufficient for most landlords. A solicitor is advisable for HMOs, complex arrangements, commercial properties, or where the landlord has had previous disputes with tenants. The Law Society's solicitor finder is at solicitors.lawsociety.org.uk.