Assured Shorthold Tenancy Agreement for England


This Agreement (the "Agreement") is intended to create an Assured Shorthold Tenancy as defined in the Housing Act 1998, as amended in 1996.

DATED ____________

Relating to:


_____________ _____________

For a term of _____________ months

Commencing on _____________

And expiring on _____________

For the sum of paid




_____________ _____________



  1. Landlord: _____________ ("Landlord")
  2. Tenant(s):
  3. Property: _____________, _____________, _____________ ("Property")
  4. Term: _____________ months


  1. This Agreement intends to create an Assured Shorthold Tenancy under the Housing Act 1998, as amended by the Housing Act 1996.
  2. This Agreement is subject to all laws and statutes affecting assured shorthold tenancies. In the event that any section(s) of this agreement is found to be invalid or unenforceable, all remaining sections will be valid and binding on all parties.
  3. All Tenants are joint and severally liable under the terms of this Agreement.
  4. This Agreement becomes effective and legally binding on both Landlord and Tenant(s) on the date when it is signed and dated.
  5. If the Tenant continues to live in the Property after the expiry of the fixed term and no further tenancy has been entered into by the parties, then from the expiry of the fixed term the Tenant shall occupy the Property under a statutory periodic tenancy in accordance with section 5(2) of the Housing Act 1988.
  6. This Agreement annuls all existing agreements made between Landlord and Tenant(s).
  7. The Contract (Rights of Third Parties) Act 1999 does not apply to this contract.


Tenant hereby agrees:

  1. To pay the rent, whether formally demanded or not, and all other sums due to Landlord at the time and in the manner specified above.
  2. To occupy the Property as Tenant's only or principal home.
  3. To only use the Property as a private dwelling house for the use of the Tenant and Occupiers.
  4. To immediately notify the Landlord if the immigration status of the Tenant or any of the Occupiers changes from that recorded in the Schedule 1.
  5. Not to permit anyone other than the Tenant or Occupiers to occupy the Property without the prior written consent of the Landlord, such consent not to be unreasonably withheld.
  6. Not to assign, sublet, part with or share possession of the whole or any part of the Property without the prior written consent of the Landlord, such consent not to be unreasonably withheld.
  7. To be responsible for payment of Council Tax (or any other similar charge that may replace Council Tax) during the tenancy in respect of the premises.
  8. To be responsible for payment of all and any charges for gas, electricity, oil and any other relevant fuel, water rates and any other environmental services, telephone, Internet and television licence.
  9. To notify, at the commencement of the tenancy, the local authority responsible for the collection of Council Tax and the suppliers of utilities and services of Tenant's liability for their charges and have all such accounts transferred into Tenant's name for the duration of the tenancy.
  10. Not to have or allow a key meter or any other type of meter operated by insertion of coins, pre-paid cards or keys installed at the premises and to be liable for all related costs and charges associated with the removal or replacement if such meter is installed.
  11. Where Tenant has allowed, either by specific instruction or by default of payment, utilities and other services to be cut off, either during or at the end of the tenancy, to pay or be liable to pay all costs associated with reconnecting or resuming those services.
  12. Not to change the supplier of the domestic utilities or services without Landlord's prior consent; such consent will not be unreasonably withheld. Where such consent has been granted, Tenant undertakes to provide Landlord with all details in relation to the new supplier.
  13. To keep the interior and exterior of the Property and all the fixtures, fittings and appliances in good, clean and tenantable condition and to take reasonable and proper care in the use of the premises, fixtures, fittings and appliances.
  14. To regularly clean or have cleaned the Property, including both internal and external windows, fixtures, fittings and appliances.
  15. Not to make any alterations or additions to the Property without Landlord's prior written consent.
  16. Not to remove any furniture, fixtures, fittings or appliances from the Property, or store them in a loft, basement, garage or outbuilding without Landlord's prior written consent. Where such consent is granted, to ensure that any such items are stored safely without damage or deterioration and to return such items to their original location at the end of the tenancy.
  17. Not to attach or fix any aerial, satellite dish, notice, signboard or placard onto the property, both internally and externally, without prior written permission from Landlord. Where such consent is granted, Tenant shall be liable for any costs incurred for removal and repair to the premises.
  18. To promptly repair all broken glass in doors and windows damaged during the tenancy.
  19. To be responsible for clearing or unblocking stoppages in any sink, basin, toilet or waste pipe which serve such fixtures if they become blocked with Tenant's waste, or as a result of the actions or inactions of Tenant, or his invitees.
  20. To take reasonable care to not put, or allow to be put, any damaging oil, grease or other harmful or corrosive substances into any appliances or drains.
  21. Not to change, alter, add to or otherwise damage any locks or bolts on the Property, except in the case of emergencies, without prior written consent of Landlord. Where such consent has been granted, Tenant will promptly provide Landlord or Landlord's agent with a set of keys.
  22. In the event that any lock or bolt is installed or changed on the premises without Landlord's prior consent, to remove them if so required by Landlord or Landlord's agent and to pay any costs of making good the premises or spoilage of decoration.
  23. Not to change any alarm codes (if any) without the prior consent of Landlord or Landlord's agent; such consent will not unreasonably withheld. If consent is granted, Tenant will promptly provide Landlord with the relevant new code.
  24. To pay the full cost of gaining access to the Property as well as any new locks if Tenant is locked out or accidentally loses the keys.
  25. To take adequate precautions to keep the Property, including the external doors and windows, locked and secured and any alarm set when the Property is empty.
  26. To notify Landlord in advance if the Property will be empty or unoccupied for a period in excess of 14 days and comply (and bear the cost of such compliance) with any reasonable requirements or conditions relating to the security or safety of the premises and its contents whilst being left empty or unoccupied.
  27. Not to keep on, or bring into the Property, any flammable or other materials or equipment which may reasonably be considered to be a fire hazard or otherwise dangerous to the Property or the health of its occupants or neighbours.
  28. Not to alter, tamper, interfere with or add to the gas, water or electrical installations or meters either in or serving the Property.
  29. To take care not to cause an overload of the electrical circuits by the inappropriate use of multi-socket electrical adapters or extension cables when connecting appliances to the mains electrical system.
  30. To take care to replace, or have replaced appropriately, light bulbs, fluorescent tubes, fuses, etc. as and when necessary during the tenancy and also at the end of the tenancy.
  31. To test at regular intervals any battery-operated smoke alarms fitted in the Property and replace any batteries in the alarm that are found to not be working. In the event that the alarm is not working, to promptly inform the Landlord.
  32. If Tenant brings into the Property any gas appliance(s), he must ensure that they are safe to use and are properly connected to the appropriate pipework in the premises by a suitably qualified Gas Safe engineer and to immediately stop using and remove any such gas appliance which is, or becomes known to be, unsafe or dangerous to either the occupants, visitors, the premises or the neighbours.
  33. In order to comply with the gas safety regulations, not to block any ventilators provided for this purpose and not place any items on or around the gas boiler.
  34. To take reasonable and prudent precautions expected of a householder as may be required from time to time, but particularly and including the months of November to February, to prevent damage by frost or freezing occurring to the premises, its fixtures or fittings.
  35. To take reasonable and prudent steps to adequately heat and ventilate the premises in order to help prevent condensation. Where such condensation may occur, to take care to promptly wipe down and clean surfaces as required from time to time to stop the build-up of mould growth or damage to the Property, its fixtures and fittings.
  36. Not to keep any animals, birds, reptiles or any living creatures within the Property without Landlord's prior written consent, which will not be unreasonably withheld.
  37. To keep the Property free of infestation by vermin, rodents or insects. When such infestation occurs or is found, to be responsible for the appropriate costs in fumigating and cleaning any affected parts as appropriate and rectifying and/or removing the causes of such infestations.
  38. To keep the gardens, including all driveways, pathways, lawns, hedges, rockeries and patios, tidy, weed-free and cultivated, as at the commencement of the tenancy.
  39. Not to store or keep in the Property or any communal car park any boat, caravan or commercial vehicle without the prior written consent of Landlord, which will not be unreasonably withheld.
  40. Not to repair cars, motorcycles, vans or other commercial vehicles at the Property, apart from general maintenance from time to time, to a vehicle of which Tenant is the registered keeper.
  41. Not to use the Property, or knowingly allow it to be used, for illegal, antisocial or immoral purposes, including the use of any illegal drugs that are or become prohibited or restricted by statute.
  42. To be held liable for the cost involved in carrying out repair and maintenance to the Property or its fixtures or fittings where such action is required as a result of negligence or significant breach of this Agreement or misuse, by Tenant or his invited guests or visitors.
  43. To use the Property as a single private residence and not to carry on any registered, unregistered, formal or informal business or profession there.
  44. Not to sublet or take in lodgers or paying guests without Landlord's prior written consent.
  45. Not to assign the tenancy of the Property or any part of it to a third party without Landlord's prior written consent.
  46. Not to deliberately do anything, and to take reasonable and prudent steps not to allow anything to be done by invited guests or visitors, which leads to devastation, harm or ruin of the Property or its contents.
  47. As quickly as is practical, send to Landlord all correspondence addressed to Landlord and any notice order or proposal relating to the property given made or issued under or by virtue of statute, regulation, order, direction or bylaw by any competent authority.
  48. To notify Landlord immediately if any works done by a third party to the Property or common parts affect the Property in any way whatsoever.
  49. Not to do or permit or suffer to be done in or on the Property any act or thing which may be a nuisance, damage or annoyance to Landlord or the occupiers of neighbouring premises, or which may void any insurance of the Property or may reasonably be considered to be anti-social behaviour.
  50. To notify Landlord as immediately as it is practicable of any defect, disrepair or damage in the Property or of any event which causes damage to the Property or might reasonably be expected to become a hazard or danger to life or limb or to the fabric to the Property itself.
  51. To permit Landlord or authorised workmen, from time to time, upon a 24-hour written notification (except in the case of emergency), to enter the premises during working hours and/or at other reasonable times including at weekends, to inspect the Property, its fixtures and fittings, and to do work which might be required from time to time in order to fulfil obligations under this Agreement or relevant legislation.
  52. In order to comply with the requirements of the Party Walls etc. Act 1996 (but only upon appropriate written notice), to permit the owner of a neighbouring property, or their authorised workmen or the professional advisors, access to Landlord's premises in order to carry out any work required to their premises or their neighbouring property under the Party Walls etc. Act 1996.
  53. To reimburse Landlord for any excess sum payable under Landlord's insurance policy for each and any claim on Landlord's policy resulting from any action or inaction on the part of Tenant, his invited visitors or guests in breach of this Agreement.
  54. In the event of loss or damage by fire, theft, attempted theft, impact or causes to Landlord's property or contents, to promptly inform the authorities as appropriate and Landlord as soon as is practicable. Subsequently, to provide as soon as is practicable full written details of the incident in order for Landlord to assess whether to make a claim on any relevant insurance policy.
  55. Where Tenant clearly breaks, or fails to comply with, any of the obligations relating to looking after or use of occupation of the premises set out under this Agreement, Tenant agrees to carry out (at his own costs) any reasonable and necessary corrective measures or actions within any timescale agreed with Landlord.
  56. During the last two months of the tenancy, upon a minimum of 24 hours' prior written notification, to allow Landlord and his agents to show the premises to potential tenants or buyers during working hours and/or at other reasonable times including weekends.
  57. During the last two months of the tenancy, to permit, at the discretion of Landlord or his agents, a To Let or For Sale board to be displayed on the premises.
  58. To yield up the Property and contents at the expiration or sooner determination of the tenancy in the same clean state of condition as they shall be in at the commencement of the tenancy.
  59. To pay for any cleaning services that may be required to reinstate the Property to the same order that it was provided at the commencement of the tenancy.
  60. To leave the contents at the end of the tenancy in approximately the same place in which they were positioned at the commencement of the tenancy.
  61. To remove all of Tenant's belongings or property or personal effects or food stuffs or furnishings and equipment from the premises on, or before, the last day of the tenancy. Any of Tenant's belongings or property or personal effects or food stuffs or furnishings or equipment left behind will be considered abandoned and disposed of. Tenant will be responsible for all costs for the disposal and removal incurred by Landlord.
  62. Where such items belonging to Tenant described in the clause above are of a bulky or unwieldy nature (either individually or as a collection) which may inhibit or unreasonably inconvenience Landlord's or other persons' immediate ability to comfortably occupy, make use of, re-let or sell the Property, or any part of the Property, Landlord reserves the right to charge Tenant damages or compensation at a rate equivalent to the rent, calculated on a daily basis, until the items are removed, either by Tenant or according to this Agreement.
  63. To return all the original keys and their duplicates (including gate keys, transmitters and new or additional duplicate keys) of the Property to Landlord on the agreed termination date, or at the end of the tenancy (whichever is sooner). Tenant also agrees to pay all charges incurred by Landlord in entering the Property and then securing the Property against re-entry where keys are not returned.
  64. To promptly provide as soon as is practicable, just before or immediately at the end of the tenancy, a forwarding or correspondence address to Landlord for ease of administration and communication between the parties, including the process involved in the return of deposit.


Landlord hereby agrees:

  1. That Tenants paying the rent as aforesaid and performing and observing all the agreements on their part herein contained shall quietly possess and enjoy the Property during the tenancy without any interruption from Landlord or any persons claiming title under or in trust for Landlord.
  2. Landlord warrants that, where appropriate, all necessary consents to this tenancy have been obtained from the mortgagees, insurers and freeholders or superior lesser of the Property prior to the grant to this tenancy, and Landlord agrees to indemnify Tenant for all losses which may be sustained by the Tenant as a result of any breach of this clause.
  3. To comply with the requirements of Section 11 of the Landlord and Tenant Act 1985 which imposes obligations on Landlord to repair the structure and exterior (including drains, gutters and external pipes) of the Property; to keep in repair and proper working order the installations in the Property for supply of water, gas and electricity and for sanitation (including basins, sinks, baths and sanitary conveniences); and to keep in repair and proper working order the installations in the Property for space heating and water heating.
  4. To take reasonable steps to ensure that Landlord's domestic gas and electrical appliances and other similar appliances in the Property for which he is responsible are safe, in proper working order and in repair both at the commencement of and during the tenancy, as may be necessary from time to time in order to comply with Landlord's obligations under the Gas Safety (Installation and Use) Regulations 1998, the Electrical Equipment (Safety) Regulations 1994, and the Plugs and Sockets etc., (Safety) Regulations 1994.
  5. To keep the Property and Landlord's contents insured for such sums and on such terms as Landlord feels appropriate against fire and other risks normally covered by a comprehensive household policy and any other such risks as Landlord considers necessary from time to time. Such contents insurance does not include personal effects belonging to Tenants.
  6. Landlord confirms that he is the sole or joint owner of the leasehold or freehold in the Property and all appropriate consents necessary for him to sign this Agreement have been obtained.
  7. Landlord will repair or replace as necessary the contents, fixtures and fittings of the Property provided for the use of Tenant that become defective, except where defect has arisen through neglect or misuse by Tenant, his family or guests.
  8. To ensure that all gas appliances in the Property are checked annually by a Gas Safe engineer and records of checks are maintained.
  9. To pay and indemnify Tenant against all general taxes and outgoings in respect of the premises, except for the charges and services as contained under Section 3 of this Agreement.
  10. Landlord shall register any deposit with a government-approved tenancy deposit protection scheme and shall inform Tenant of the details of the relevant scheme and the procedures for recovery of the deposit at the end of the tenancy, including the procedures for resolving a dispute, within 14 days of receiving the deposit from Tenant. Landlord shall also confirm to Tenant the amount of deposit paid, the address of the Property to which the tenancy relates and the contact details of Landlord and Tenant.
  11. The Property is subject to a mortgage granted before the beginning of the tenancy and the mortgagee is or may be entitled to exercise a power of sale and may require possession for the purpose of disposing of the Property in the exercise of that power. Landlord hereby gives notice to Tenants that possession of the Property may be recovered on Ground 2 in Part I of Schedule 2 to the Housing Act 1998 (as amended in 1996).
  12. Landlord's repairing obligations shall not be construed as requiring Landlord to (a) carry out works and repairs for which Tenant is liable by virtue of the obligations that Tenant has agreed to in this Agreement; (b) to rebuild or reinstate the premises in the case of destruction or damage by fire or by tempest, flood or other inevitable accident; or (c) to keep in repair or maintain anything which Tenant is entitled to remove from the premises.


  1. The Landlord and Tenant(s) agree that no deposit shall be required during the term of the tenancy.


  1. The address at which Tenant may serve notices on Landlord (including notices in proceedings) under Section 48 of the Landlord and Tenant Act 1987 is as follows:

  2. In accordance with Section 196 of the Law of Property Act 1925 (as amended by the Recorded Delivery Service Act 1962), if Landlord or his agent delivers a notice or document (and retains reasonable evidence of that delivery) required to be served under this Agreement or any Act of Parliament, to the Property (or the last known address of the Tenant if different) by hand or sends it by recorded or registered delivery or by first class post, addressed to Tenant, then Tenant will be treated as though they have received it.


  1. Both Landlord and Tenant will be responsible for ensuring that, where appropriate, their own part of the tenancy Agreement is stamped by the Inland Revenue and pay any duty payable.
  2. All figures are exclusive of VAT. Any charges or liabilities incurred will be invoiced separately. Should the invoices not be settled, the deduction will be made from the deposit held.


  1. IMPORTANT: If either Party to this Agreement is unsure of their rights or requires further clarification of this clause, they should consult a solicitor or their local Citizens Advice Bureau.
  2. The Protection from Eviction Act 1977 gives tenants protection against arbitrary or immediate termination of their rights of occupation, and the law restricts a landlord's rights, except in certain circumstances, to evict from, or prevent a tenant from living in, premises subject to an existing tenancy agreement without first obtaining a court order.
  3. By obtaining a court order, Landlord may re-enter the Property and immediately thereupon the tenancy shall absolutely determine, without prejudice to the other rights and remedies of Landlord, if Tenant has not complied with any obligation in this Agreement or should the rent be in arrears by more than 14 days whether formally demanded or not.
  4. Notice is hereby given that possession might be recovered under Ground 1, Schedule 2 of the Housing Act 1988 if applicable. That is, that Landlord used to live in the Property as his main home; or intends to occupy the Property as his only or main home.
  5. Before Landlord can end this tenancy, he will serve any notice(s) on the Tenant in accordance with the provisions of the Housing Acts. Such notice(s) shall be sufficiently served if served in accordance with Section 196 of the Law of Property Act 1925.
  6. Landlord may re-enter the Property if at any time the rent, or any part of the rent, remains unpaid for 14 days after becoming due, whether formally demanded or not, or if any major agreement or obligation on Tenant's part is not complied with, or if any of the circumstances mentioned in the following grounds occur, which are contained in Schedule 2 to the Housing Act 1988:
    1. Ground 2 (mortgagee (lender) entitled to possession)
    2. Ground 8 (at least 8 weeks' or two months' rent arrears)
    3. Ground 10 (some rent overdue)
    4. Ground 11 (tenant persistently late in paying rent)
    5. Ground 12 (breach of any term(s) of tenancy agreement)
    6. Ground 13 (condition of property or common parts has deteriorated due to acts etc. of tenant or other occupant)
    7. Ground 14 (the tenant or other person residing in or visiting the property is guilty of nuisance/annoyance in the locality or convicted of a criminal offence in relation to the property or committed in the locality)
    8. Ground 15 (condition of furniture provided under the tenancy agreement has deteriorated due to ill-treatment by tenant or other occupant)
    9. Ground 17 (landlord was induced to grant the tenancy by a false statement made knowingly or recklessly by the tenant or a person acting on the tenant's behalf)


  1. Landlord may share details about the performance of obligations under this Agreement by Tenant and past, present and future known addresses of Tenant, with the following providers and departments: credit and reference providers for referencing purposes and rental decisions; and utility and water companies, local authorities, Council Tax and Housing Benefit departments and mortgage lenders to help prevent dishonesty, and for administrative and accounting purposes or for occasional debt tracing and fraud prevention.
  2. Tenant irrevocably authorises the Local Authority, Post Office and the relevant utility companies (including electricity, gas, water and telephone) to discuss and disclose relevant information to Landlord and his representatives, or financial and other information relating to the property. This authority shall extend to disclosure of Tenant's whereabouts if Tenant has left the property with rent or other monies owing.
  3. Under the Data Protection Act 1998 you are entitled, on payment of a fee which will be no greater than that set by statute, to see a copy of personal information held about you.


Sign: ___________________________________ Date: ______________
Print: _____________


Sign: ___________________________________ Date: ______________

Print: __________________________________

Schedule of Occupiers

Instructions for Your Assured Shorthold Tenancy Agreement

Landlords and agents can use this assured shorthold tenancy agreement to create a tenancy for residential property that provides the highest level of security and protection available for the Landlord. Once the document is completed, it can be saved and amended for additional tenancies in the future.

Requirements of an Assured Shorthold Tenancy

  • The Landlord is a private party
  • The property is the Tenant's main accommodation
  • The Landlord does not live at the property
  • The rent is not more than £100,000 per annum
  • The rent is not less than £250 per annum, or £1,000 in London
  • The tenancy is not a holiday let
  • The tenancy is not a business tenancy or a tenancy of a licensed premises

If all of the above conditions are not met, then an assured shorthold tenancy is not appropriate for your situation.

Completing the Assured Shorthold Tenancy Agreement

Once the document has been completed, ensure that all the information is correct. This includes the rent price, Tenants' names and the notice service address. It is best to print two copies: one for the Landlord's records and the other for the Tenants'. Before presenting the assured shorthold tenancy agreement to the Tenant(s), ensure that the Landlord is completely satisfied to proceed with the tenancy. Presenting documents to the Tenant or allowing them to sign the agreement can be construed as intention to form a tenancy through course of dealings. If the Landlord is happy to proceed, then present the Tenant(s) with both copies of the agreement to sign. Once the Tenant(s) have signed, the Landlord should sign and return a copy to the Tenant(s).

The assured shorthold tenancy agreement allows the user to include additional binding terms and conditions that the parties have agreed upon. This helps you further customise your agreement according to the wishes of the parties, and these terms will be compiled into an addendum. The uses can vary widely, but some examples are additional decorative works, additional furniture, repairs before move-in or gardener services. If you included additional terms, both parties will need to sign the addendum as well. Any additional covenants within the addendum must fully comply with any governing law, whether or not the parties want to include them. For example, the Landlord cannot relieve himself of repair obligations or the duty to perform annual gas safety checks.

When the last party signs the contract, the area on the first page marked 'Dated' should be filled in by hand with the date of the last party's signature. This shows the date that the contract became effective. Even if the tenancy does not start until after, the contract is still binding from that day.

Important Notes

If the tenancy is subject to a guarantor being in place, it is crucial that the guarantor signs a Deed of Guarantee before the Tenant(s) sign the tenancy agreement.

For deposit protection reasons, is always advisable to have a third-party inventory conducted before the start of a tenancy. Upon commencement of the tenancy, the Tenant(s) should be provided with copies of the inventory and the current gas safety certificate.

Landlords are required to provide all Tenants with a copy of the Government pamphlet entitled "HOW TO... RENT The checklist for renting in England" ( This pamphlet can be either physically printed or sent to each Tenant electronically.

This document is only for use in England and Wales.

Please note that the language you see here changes depending on your answers to the document questionnaire.

Assured Shorthold Tenancy Agreement

An assured shorthold tenancy agreement clearly defines the relationship and expectations between a property tenant and landlord. It is vital to have a strong agreement that can ensure that the parties' interests are well protected.

LegalNature's assured shorthold tenancy agreement provides the most comprehensive protection available while still giving you the flexibility to customise the document however needed. Our form builder guides you step-by-step, helping you decide all the important terms, including the length and type of lease, payment terms, deposits, fees, utilities and more!

LegalNature’s form builder allows landlords to take control of their tenancies by cutting costs associated with using estate agents and management companies. LegalNature will help you easily create your assured shorthold tenancy agreement in minutes.

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