Updated for the Renters Reform Act 2024
A comprehensive AST agreement for residential lettings in England, updated for current landlord and tenant law including deposit protection requirements and prescribed information.
The Renters Reform Act 2024 is abolishing fixed-term assured shorthold tenancies and section 21 no-fault evictions in England. All tenancies will become periodic from the outset, and landlords will only be able to recover possession on specific statutory grounds under section 8. Tenancy agreements drafted before these changes took effect may not reflect the new legal framework — and cannot create rights that the legislation has removed.
An assured shorthold tenancy (AST) is the standard form of residential tenancy in England for properties let at an annual rent under £100,000. It governs the rights and obligations of landlord and tenant and must comply with the Housing Act 1988, the Tenant Fees Act 2019, and the Renters Reform Act 2024.
You need a tenancy agreement before any new tenant takes occupation. Landlords must also provide prescribed information about deposit protection within 30 days of receiving a deposit, and serve a valid How to Rent guide at the start of every tenancy.
Last updated: March 2026
The Renters Reform Act 2024 will abolish section 21 no-fault evictions in England once the relevant provisions are commenced. Until commencement, section 21 remains available for existing tenancies. Bracton's template is updated to reflect the current position.
The Tenant Fees Act 2019 prohibits landlords and agents from charging most fees to tenants. Permitted payments are limited to rent, deposits (capped at 5 weeks' rent), holding deposits (1 week's rent), and certain default charges.
Deposits must be protected in a government-approved scheme (DPS, MyDeposits, or TDS) within 30 days of receipt. Prescribed information must be provided to the tenant. Failure to protect the deposit prevents the landlord from serving a valid section 21 notice.
The Act will replace fixed-term ASTs with periodic tenancies from the outset, abolish section 21, restrict rent increases to once per year, and strengthen protections against retaliatory eviction and discrimination.
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1. PARTIES
This Agreement is made between [Landlord Name] ("the Landlord") and [Tenant Name] ("the Tenant") in respect of the Property at [Property Address].
2. TERM
The tenancy shall be for a fixed term of [X] months commencing on [Start Date] and ending on [End Date], after which it shall continue as a statutory periodic tenancy.
NEXT SECTION
OBLIGATIONS
ADDITIONAL TERMS
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