Compliant with the Renters' Rights Act 2025
The statutory replacement for the Assured Shorthold Tenancy under the Renters' Rights Act 2025. Drafted by a UK solicitor, cited to the Act, ready to use from 1 May 2026.
From 1 May 2026 every new residential tenancy in England must be created as an Assured Periodic Tenancy under the Renters’ Rights Act 2025. Fixed terms are abolished. Imposing one in a new tenancy is a civil offence and may attract a fine of up to £7,000. This APTA template is drafted for the post-commencement framework, with every operative clause cited to the relevant section of the Act, and is suitable for any private residential tenancy in England where the rent is below £100,000 a year and the property is the tenant’s main home.
The Renters’ Rights Act 2025 received royal assent on 27 October 2025 and its core tenancy reforms commenced on 1 May 2026. Three changes in particular shape how a new tenancy must now be drafted.
First, the Assured Shorthold Tenancy (AST) is abolished as a route for creating new tenancies. From commencement day onwards, every new tenancy in England takes effect as an Assured Periodic Tenancy from the outset. Existing ASTs convert automatically by operation of law and do not need to be re-papered, but every new agreement must be drafted on the new statutory footing.
Second, fixed terms are no longer permitted. A clause purporting to fix a term in a new tenancy is void and exposes the landlord to a civil penalty. All new tenancies run on a rolling periodic basis, usually monthly, with the rent period determining the periodicity.
Third, possession routes have been rewritten. Section 21 of the Housing Act 1988 has been abolished. Possession now requires a Section 8 notice citing one of the revised grounds in Schedule 2 of the 1988 Act as amended by the RRA 2025. The new mandatory grounds for landlords selling (Ground 1A) or moving in (Ground 1) require four months’ notice and cannot be used in the first 12 months of the tenancy.
This template is drafted to comply with all three changes, and to integrate cleanly with the Section 8 notice templates and the Section 13 rent increase notice in the Bracton library.
Use this APTA template if any of the following apply:
You do not need this template for existing tenants whose ASTs converted on 1 May 2026 — those continue automatically. You will, however, need to serve the government Information Sheet on every existing tenant by 31 May 2026, regardless of whether their tenancy is documented in writing.
These are the failure modes that come up most often in practice and that we have specifically drafted around.
Including a fixed-term clause. A clause purporting to commit either party to a minimum period is void under the RRA 2025 and may attract a civil penalty. This template uses periodic structure throughout and offers no fixed-term option.
Failing to provide the agreement in writing before the tenancy starts. The RRA 2025 requires a written statement of key terms before the tenancy begins. Verbal-only tenancies remain enforceable but expose the landlord to enforcement action and undermine later possession claims.
Omitting the prescribed deposit information. Where a deposit is taken, the prescribed information must be served within 30 days of receipt. Failure bars the landlord from using Section 8 Ground 8 (mandatory rent arrears) and exposes them to a claim for up to three times the deposit. The APTA references this obligation but does not replace the Tenancy Deposit Prescribed Information document, which must be served separately.
Including prohibited fees. The Tenant Fees Act 2019 prohibits most landlord and agent fees. Including a clause that purports to charge a tenant for cleaning, inventory, or referencing other than at the prescribed level is unenforceable and may attract a fine of up to £5,000 for a first offence.
This APTA is drafted to comply with:
Every operative clause is cited to its underlying statutory source within the document itself.
Reviewed by Connor Griffiths, Solicitor — Blackwell Advisory (SRA No. 821297)
Last updated: 3 May 2026
No. Existing ASTs convert automatically into Assured Periodic Tenancies on 1 May 2026 by operation of law. You do, however, need to serve every existing tenant the government Information Sheet by 31 May 2026.
No. Any clause purporting to fix a term is void and may attract a civil penalty of up to £7,000. The APTA structure replaces fixed-term drafting entirely.
The tenancy will still take effect as an Assured Periodic Tenancy by operation of law, but any fixed-term clause is void, the agreement may breach mandatory information requirements, and the landlord may face enforcement action by the local authority.
No. Wales uses occupation contracts under the Renting Homes (Wales) Act 2016. Scotland uses Private Residential Tenancies under the Private Housing (Tenancies) (Scotland) Act 2016. This template is for England only.
Rent increases must follow the Section 13 statutory process — once per year, with at least one month’s notice using the prescribed form. Contractual rent escalators in the agreement itself are not permitted. See the Section 13 Rent Increase Notice template.
Section 21 has been abolishedNo. . Possession requires a Section 8 notice citing a specific ground from Schedule 2 of the Housing Act 1988 as amended. The most commonly used new grounds are Ground 1 (landlord moving in) and Ground 1A (intent to sell), both requiring four months’ notice and unavailable in the first 12 months.
This APTA was drafted by Connor Griffiths, solicitor (SRA No. 821297), trading through Blackwell Advisory Ltd. Every Bracton document is re-reviewed when the underlying law changes.
The APTA includes optional sections for the most common variations (guarantor, permitted occupiers, garden, communal areas, inventory). For unusual circumstances, you can escalate to a fixed-fee solicitor review through Blackwell Advisory.
Other documents commonly used alongside this one.
Statutory prescribed information for protected tenancy deposits, ready to serve on tenants.
Form 4A-equivalent Section 13 statutory notice for assured periodic tenancies.
Section 8 possession notice — landlord or family occupation (Ground 1).
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Drafted by a UK solicitor · Cited to the Renters' Rights Act 2025 · Instant PDF · Updated when the law changes
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This is an assured periodic tenancy between [landlord_name] and [tenant_1_name] of [property_address].
The tenancy commences on [tenancy_start_date] and continues periodically in accordance with this agreement and statute.
Rent is £[monthly_rent] payable [rent_period], due on day [rent_due_day] of each period, by [payment_method].
A tenancy deposit of £[deposit_amount] is protected using [deposit_scheme], where a deposit is required.
The tenant must pay rent on time, keep the property in tenant-like condition, and comply with use and conduct obligations.
The landlord must comply with repair and statutory obligations, and provide access arrangements with proper notice.
The tenant may end the tenancy by serving valid written notice in accordance with statutory and contractual requirements.
The landlord may seek possession only on statutory grounds and by following the applicable legal process.
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