Tenancy Agreement UK - Tenant Rights, Landlord Responsibilities and Rental Rules 2026

Understand what a tenancy agreement is, how rental contracts work in the UK, what landlords and tenants must include, and the legal rights and responsibilities involved in renting residential property.

A tenancy agreement is one of the most important legal documents in the UK residential rental market. It establishes the relationship between a landlord and tenant, outlines the terms of occupation and defines important responsibilities relating to rent, property maintenance, deposits and the use of the accommodation.

For landlords, a properly prepared tenancy agreement helps establish clear expectations, protect their investment and support compliance with relevant housing legislation.

For tenants, understanding the agreement before signing can help prevent disputes over rent payments, repairs, deposit deductions and the circumstances in which a tenancy can end.

Rental legislation differs across England, Wales, Scotland and Northern Ireland. In England, the Renters' Rights Act 2025 has introduced major reforms to the private rented sector, including changes taking effect from 1 May 2026.

Fraser Bond, a UK property agency and real estate consultancy, supports landlords, tenants and property investors with residential lettings, property management and property transactions across London and the wider UK.

This guide explains tenancy agreements, the information they should contain, tenant and landlord obligations, deposits, rent increases and the rules governing residential tenancies in 2026.

What Is a Tenancy Agreement?

A tenancy agreement is a legally binding agreement between a landlord and tenant that grants the tenant the right to occupy a property in exchange for rent or other agreed consideration.

The agreement sets out the conditions under which the property can be occupied and the obligations of both parties.

Typical provisions cover:

• The names of the landlord and tenant.

• The address of the rented property.

• The rent payable and payment arrangements.

• The tenancy start date.

• Deposit arrangements.

• Responsibility for repairs and maintenance.

• Permitted use of the property.

• Rules concerning alterations and subletting.

• Procedures for ending the tenancy.

• Other legally permitted terms.

A tenancy agreement can be written or, in some circumstances, created verbally or through the parties' conduct. However, written documentation is strongly recommended and specific statutory written-information requirements may apply.

Types of Tenancy Agreements in the UK

The type of tenancy depends on the location, landlord, property and applicable legislation.

The name used in a document does not necessarily determine the occupier's legal status.

The actual rights and obligations depend on the legal relationship and applicable law.

Tenancy Agreements Under the Renters' Rights Act 2025

The Renters' Rights Act 2025 has significantly changed private renting in England.

From 1 May 2026, most existing assured shorthold tenancies automatically became assured periodic tenancies, and new standard private assured tenancies must operate on a periodic basis.

This means landlords can no longer impose fixed end dates on these tenancies.

The reforms also introduced changes to possession procedures, rent increases, advance rent payments and tenant protections.

What Happened to Assured Shorthold Tenancies?

Before May 2026, assured shorthold tenancies were the standard arrangement for many private renters in England.

They commonly included an initial fixed term of six or twelve months.

Under the reformed system, existing qualifying ASTs became assured periodic tenancies automatically.

Landlords were not generally required to issue entirely new tenancy agreements.

However, they were required to provide existing tenants with the prescribed Renters' Rights Act Information Sheet 2026 by 31 May 2026 where the relevant conditions applied.

What Must a Tenancy Agreement Include?

A well-prepared tenancy agreement should clearly explain the rights and responsibilities of both parties.

For new assured periodic tenancies in England from 1 May 2026, landlords must provide specified written information before the tenancy is agreed.

This information can appear within the agreement or be supplied separately.

Important details include the parties' identities, property address, rent amount, payment frequency, deposit arrangements and relevant statutory rights.

Failure to provide the prescribed information can expose landlords to enforcement action.

Tenancy Agreement Deposit Rules

Tenancy deposits provide financial security against certain losses arising from a tenancy.

In England, the Tenant Fees Act 2019 generally limits tenancy deposits to:

For most qualifying private tenancies, the deposit must be protected in an authorised tenancy deposit protection scheme.

The landlord must also provide the required prescribed information within the applicable deadline, generally 30 days after receiving the deposit.

Can a Landlord Keep the Deposit?

A landlord may be entitled to make reasonable deductions for matters such as unpaid rent or damage beyond fair wear and tear.

However, deductions must be justified.

Normal deterioration caused by ordinary use should not automatically result in charges.

Where the parties disagree, the relevant deposit protection scheme may provide a dispute resolution process.

How Much Rent Can a Landlord Ask for in Advance?

Under the rules applying to new assured periodic tenancies in England from 1 May 2026, landlords and letting agents cannot request, encourage or accept rent before the tenancy agreement has been signed.

After signing, they can generally require no more than one month's rent before the tenancy starts where rent is paid monthly.

Different limits apply where rent is paid more frequently.

Some agreements entered into before 1 May 2026 are subject to transitional provisions.

Landlords should not assume that demanding six or twelve months' rent upfront remains lawful for new tenancies.

Rent Increases in a Tenancy Agreement

From 1 May 2026, landlords of assured periodic tenancies in England must generally use the statutory Section 13 procedure to increase rent.

The landlord must provide at least two months' notice using the prescribed process.

Rent increases are generally limited to once every twelve months and cannot take effect during the first twelve months of a new tenancy.

Tenants can challenge a proposed increase that exceeds the open market rent through the appropriate tribunal process.

Contractual rent review clauses cannot be used to bypass these statutory requirements.

Landlord Responsibilities Under a Tenancy Agreement

Landlords have important legal obligations that exist independently of the written agreement.

These generally include maintaining the structure and exterior of the property, keeping relevant installations in repair and ensuring compliance with applicable safety requirements.

Property Repairs

Landlords are generally responsible for repairs to the structure and exterior, including roofs, external walls and certain drainage installations.

They are also normally responsible for keeping installations for water, sanitation, heating and hot water in repair and proper working order.

Gas Safety

Where applicable, landlords must arrange annual gas safety checks by a Gas Safe registered engineer and provide the required documentation.

Electrical Safety

Private landlords in England must comply with applicable electrical safety standards and inspection requirements.

Energy Performance Certificate

Landlords must provide an Energy Performance Certificate where legally required.

Property Licensing

Certain houses in multiple occupation and properties in designated licensing areas require a licence.

Licensing requirements vary by local authority.

Tenant Responsibilities Under a Tenancy Agreement

Tenants must comply with lawful tenancy obligations.

These commonly include paying rent when due, taking reasonable care of the accommodation, reporting repair problems and avoiding unnecessary damage.

Tenants should also respect neighbours and comply with reasonable conditions concerning property use.

However, a landlord cannot remove statutory tenant rights simply by inserting restrictive wording into the tenancy agreement.

Can a Tenant Keep Pets?

Under the Renters' Rights Act reforms in England, tenants with assured periodic tenancies can request permission to keep a pet.

Landlords must consider the request and cannot unreasonably refuse consent.

The landlord may have legitimate reasons for refusing, depending on the circumstances.

Tenants should make requests through the appropriate procedure and retain written correspondence.

Can a Landlord Enter a Rented Property?

A tenancy generally gives the tenant the right to occupy the accommodation without unreasonable interference.

Landlords should normally provide at least 24 hours' notice before entering to inspect the property's condition or carry out relevant repairs, subject to the applicable legal requirements.

Entry should usually take place at a reasonable time.

Emergency situations may justify different arrangements.

A tenancy agreement does not give a landlord an unrestricted right to enter whenever they choose.

Joint Tenancy Agreements

A joint tenancy agreement is signed by two or more tenants who rent the property together.

Joint tenants are commonly jointly and severally liable for rent and other contractual obligations.

This means one tenant may be responsible for the full rent if another fails to pay.

Ending a joint tenancy can also have consequences for other occupiers.

Tenants should understand these implications before entering a shared agreement.

Tenancy Agreements for Students

Students renting from private landlords in England will commonly have assured periodic tenancies under the reformed system.

However, student halls and certain purpose-built student accommodation arrangements may be subject to different rules.

Students should review their rent obligations, guarantor arrangements, deposit protection and termination rights carefully.

Tenancy Agreements for Overseas Tenants

International tenants may need to demonstrate their right to rent residential accommodation in England.

Eligible individuals can use a Home Office share code to establish their immigration permission.

Landlords and letting agents must carry out prescribed checks consistently and without unlawful discrimination.

The right-to-rent scheme does not apply in the same way in Scotland, Wales or Northern Ireland.

Can You Change a Tenancy Agreement?

A tenancy agreement can generally be changed where both landlord and tenant agree.

Any amendments should be recorded in writing.

However, contractual changes cannot override mandatory statutory protections.

For example, a landlord cannot lawfully introduce a fixed end date into a standard assured periodic tenancy in England simply because the tenant agrees.

How Can a Tenant End a Tenancy Agreement?

For assured periodic tenancies in England, tenants can generally end the tenancy by giving at least two months' notice, aligned with the relevant tenancy period.

A shorter notice period may apply where lawfully agreed.

The notice should comply with the applicable requirements.

Tenants should not assume that moving out or returning the keys automatically ends their legal liability.

How Can a Landlord End a Tenancy Agreement?

Under the reformed system in England, landlords must generally rely on a valid statutory possession ground when seeking possession of an assured tenancy.

The former Section 21 no-fault eviction procedure was abolished for these tenancies from 1 May 2026.

Grounds for possession may include qualifying rent arrears, certain breaches of tenancy and specified circumstances where a landlord intends to sell or occupy the property.

The notice requirements depend on the particular ground.

Where a tenant does not leave voluntarily, the landlord will generally need a court possession order and lawful enforcement.

Can You Cancel a Tenancy Agreement After Signing?

There is no general automatic 14-day cooling off period for residential tenancy agreements.

Once an agreement becomes legally binding, the tenant may have obligations under it.

However, tenants with assured periodic tenancies in England can use their statutory notice rights, and the parties may agree an earlier termination.

The exact position depends on the tenancy type and circumstances.

Tenancy Agreement Rules in Wales

Wales operates under the Renting Homes (Wales) Act 2016.

Most residential rental arrangements are known as occupation contracts, and occupiers are generally referred to as contract-holders.

Landlords must provide the required written statement of the occupation contract.

The rules concerning notice, repairs, deposits and possession differ from those in England.

Tenancy Agreement Rules in Scotland

Scotland generally uses the private residential tenancy for new private residential lets.

These tenancies are open-ended and provide statutory protections concerning rent increases, repairs and eviction.

Landlords must comply with Scottish registration, deposit protection and other applicable housing requirements.

Tenancy Agreement Rules in Northern Ireland

Northern Ireland has its own private tenancy framework.

Landlords must comply with relevant requirements concerning tenancy information, deposits, repairs and notice periods.

The Renters' Rights Act reforms introduced in England do not automatically apply in Northern Ireland.

Common Tenancy Agreement Mistakes

Landlords and tenants should avoid common contractual and compliance errors.

These include using outdated tenancy templates, failing to protect deposits, inserting unlawful fees, misunderstanding rent increase procedures and failing to provide prescribed information.

Another common problem is relying on contractual provisions that conflict with current housing legislation.

For landlords in England, using a pre-2026 assured shorthold tenancy template without updating it for the new legal framework can create significant compliance risks.

Why Professional Property Management Matters

Managing a residential tenancy involves more than collecting rent.

Landlords must understand contractual requirements, statutory duties, safety compliance, maintenance responsibilities and possession procedures.

Professional property management can help coordinate tenancy administration, rent collection, repairs and communication with occupiers.

Fraser Bond provides residential lettings and property management services for landlords and investors across London and the wider UK.

Frequently Asked Questions About Tenancy Agreements

What is a tenancy agreement?

A tenancy agreement is a legally binding arrangement giving a tenant the right to occupy a property under agreed terms.

Is a tenancy agreement legally binding?

Yes. A valid tenancy agreement creates enforceable rights and obligations, subject to applicable housing legislation.

Can a tenancy agreement be verbal?

Yes, in some circumstances, although landlords in England must provide prescribed written information for relevant assured tenancies.

Are six-month tenancy agreements still allowed in England?

New standard assured tenancies from 1 May 2026 must generally be periodic rather than fixed-term.

Can a landlord increase rent whenever they want?

No. Assured periodic tenancies in England are subject to statutory rent increase procedures and restrictions.

How much deposit can a landlord charge?

In England, the usual maximum is five weeks' rent where annual rent is below £50,000, or six weeks where it is £50,000 or more.

Can a landlord ask for six months' rent upfront?

For new assured periodic tenancies in England, landlords generally cannot require six months' rent in advance. Transitional exceptions may apply to older agreements.

Can a tenant leave without notice?

Generally, no. Tenants must comply with applicable statutory or contractual notice requirements unless another lawful arrangement applies.

Can a landlord evict a tenant without a reason?

For assured periodic tenancies in England, landlords must generally establish a valid statutory ground for possession.

Do tenants have the right to request pets?

Yes. Tenants covered by the relevant reforms in England can request permission, and landlords must consider the request reasonably.

Can a landlord charge for a tenancy agreement?

Most tenancy-related fees are prohibited in England under the Tenant Fees Act 2019, subject to permitted payment categories.