Assured Periodic Tenancy Agreement UK 2026: What Must Be Included After RRA

Thousands of UK landlords are still using tenancy agreement templates they downloaded from the internet years ago. Many of these were written before the Renters' Rights Act 2025 existed. They reference Section 21, include fixed-term clauses, and use rent review mechanisms that are now either legally ineffective or outright wrong.

Using the wrong agreement will not necessarily void your tenancy. But it can invalidate your ability to increase rent, undermine a future Section 8 possession claim, and leave you exposed on pets, maintenance obligations, and compliance requirements that did not exist when your template was written.

This guide explains exactly what a compliant Assured Periodic Tenancy agreement must include in 2026, what has changed since the RRA came into force, and what most landlords still get wrong.

AST vs Assured Periodic Tenancy — What Changed Under RRA 2025

Before the Renters' Rights Act, the standard residential tenancy in England was an Assured Shorthold Tenancy (AST) with a fixed term — typically six or twelve months. The landlord and tenant agreed a set period, and at the end of it the tenancy either renewed, became periodic by default, or the landlord served a Section 21 notice to regain possession without giving a reason.

That framework no longer exists for new tenancies.

From 1 May 2026, every new residential tenancy in England is an Assured Periodic Tenancy from day one. There is no fixed term. The tenancy rolls on a monthly basis indefinitely until ended by either party. Section 21 no-fault evictions have been abolished — landlords can only regain possession through the courts using one of the Section 8 grounds.

What this means practically:

• Tenants can leave at any time by giving two months' written notice
• Landlords cannot end the tenancy without a court order based on a valid ground (rent arrears, antisocial behaviour, landlord moving in, sale of the property, etc.)
• Fixed-term clauses are unenforceable in new agreements and should not be included — they create confusion and undermine your credibility if challenged

If you are still using a template that says "Assured Shorthold Tenancy" or includes a fixed term, it needs replacing. For a deeper look at how periodic tenancies work under the new regime, see our dedicated guide.

Your tenancy agreement is the first document a court examines. LetSorted generates a fully compliant Assured Periodic Tenancy agreement as part of the move-in flow — pre-filled with your tenant's details and ready to sign digitally. Generate yours free →

What Every APT Agreement Must Include in 2026

Here is the complete checklist. If your current agreement is missing any of these, it needs updating.

Core details

• Full names of all adult tenants — every person who will be a tenant on the agreement, not just the lead applicant
• Landlord full name and contact address — a postal address for service of notices, not just an email
• Property address — the full address of the rental property
• Monthly rent and payment date — the exact amount in pounds and the day of the month it is due
• Deposit amount and protection scheme details — the amount, which government-approved scheme it is protected with, and the scheme reference number. The deposit must be protected within 30 days of receipt
• Permitted occupiers — all persons who will reside at the property, including children and non-tenant adults

New requirements under RRA 2025

• Periodic tenancy wording — the agreement must state it is an Assured Periodic Tenancy under the Housing Act 1988 as amended by the Renters' Rights Act 2025, with no fixed end date
• Rent increase clause — the landlord may only increase rent via a Section 13 notice, no more than once in any twelve-month period, with a minimum of two months' written notice. The tenant has the right to challenge any increase at the First-tier Tribunal (Property Chamber)
• Pets clause — the tenant has the right to request permission to keep a pet in writing. The landlord must respond in writing within 28 days. Consent cannot be unreasonably refused. The landlord may require the tenant to obtain pet damage insurance
• Awaab's Law clause — the landlord must acknowledge written reports of hazards (including damp, mould, and condensation) within 14 calendar days, investigate and set out a course of action within the same period, and carry out emergency repairs to hazards posing an imminent health risk within 24 hours
• Notice periods referencing Section 8 only — the agreement must not reference Section 21 in any context. Termination by the landlord is through the courts using Schedule 2 grounds only

Compliance document acknowledgements

• Gas Safety Certificate (CP12) — tenant confirms receipt of the current certificate
• Electrical Installation Condition Report (EICR) — tenant confirms receipt
• Energy Performance Certificate (EPC) — tenant confirms receipt and is aware of the current rating
• Written statement of terms — the landlord gives it before the tenancy is entered into (Housing Act 1988 s.16D(4)). It is not the How to Rent guide, which was withdrawn for private tenancies on 1 May 2026

Before the tenancy starts, you must also complete a Right to Rent check for every adult occupant. While this is not part of the agreement itself, it is a legal pre-condition for granting the tenancy.

Standard protective clauses

• No subletting without the landlord's prior written consent
• No structural alterations without the landlord's prior written consent
• No smoking (including e-cigarettes and vaporisers) inside the property
• Property condition acknowledgement — the tenant confirms that the condition of the property at the start of the tenancy is consistent with the move-in inspection report

The alterations clause is worth drafting with one specific request in mind. Tenants increasingly ask to fit an EV charge point, which is the heaviest single load a domestic installation is likely to gain — the guide sets out the electrical checks, certification and reinstatement terms to make conditions of consent rather than reasons to refuse.

The Clauses Most Landlords Miss

Even landlords who know about the RRA often miss these four clauses — because they were not part of any pre-2025 template.

1. The pets clause

You cannot have a blanket "no pets" policy any more. The Renters' Rights Act gives tenants the statutory right to request a pet. Your agreement must reflect this — including the response deadline, the requirement to give reasons for refusal, and the option to require pet damage insurance. A clause that simply says "no pets or animals permitted" is not RRA-compliant and could be challenged.

2. The rent increase clause

Many older templates say something like "the landlord may increase the rent by giving X weeks' notice." Under the RRA, this is wrong. The only valid mechanism for a unilateral rent increase is a Section 13 notice — served in the prescribed form, giving at least two months' notice, no more than once per twelve months. Your agreement must reference this specific process and the tenant's right to challenge the increase at the First-tier Tribunal. Getting the clause right is only half of it — most Form 4A notices that fail do so on the dates, not the figure or the wording.

3. The Awaab's Law clause

No template written before 2025 includes this, because Awaab's Law originally applied to social housing only. The Renters' Rights Act extended it to the private rented sector. Your agreement should commit the landlord to acknowledging hazard reports in writing within 14 days, investigating within the same period, and addressing emergencies within 24 hours. Not including this clause does not exempt you from the obligation — but including it demonstrates good faith and professionalism.

4. The written statement of terms — not the How to Rent guide

Since 1 May 2026, the landlord of a new private tenancy must give the tenant a written statement of the terms set out in regulations, and must give it before the tenancy is entered into (Housing Act 1988, section 16D). What the statement must contain is set by the Schedule to SI 2026/324.

The How to Rent guide was withdrawn for private tenancies on the same date: the 2015 regulations that required it were revoked by SI 2026/325, regulation 10. A template that still asks the tenant to confirm receipt of "the latest How to Rent guide" is out of date.

For a tenancy that began before 1 May 2026, the duty is different. If the tenancy is wholly or partly in writing, the landlord had to give the tenant the Renters' Rights Act Information Sheet 2026 within one month of 1 May 2026 (Renters' Rights Act 2025, Schedule 6, paragraph 7(2)). If it was wholly oral, a written statement of terms is due instead (paragraph 7(5)). Our update on what replaced the How to Rent guide covers how LetSorted tracks which one applies.

Why Free Templates Are Risky

Most free tenancy agreement templates available online were written before May 2025. They reference Section 21, include fixed-term provisions, and use rent review clauses that are now legally ineffective. Some are templates from letting agent websites that have not been updated since the Deregulation Act 2015.

Using an outdated agreement does not automatically void your tenancy — the statutory framework applies regardless of what your contract says. But it creates real problems:

• A Section 8 claim can be weakened if your agreement contradicts the legal framework — courts notice when a landlord's own documents are out of date
• Rent increases made under an informal clause rather than Section 13 are unenforceable, meaning you may not be able to raise the rent legally
• Deposit disputes become harder to win when your agreement does not clearly define condition acknowledgement, deduction rights, and inspection protocols
• Pet disputes can escalate if your agreement contains a blanket prohibition that is now unenforceable

The cost of a compliant agreement template is trivial compared to the cost of a failed possession claim or a lost deposit dispute.

How LetSorted Handles This

LetSorted generates a fully updated Assured Periodic Tenancy agreement as part of the move-in flow. It pulls the tenant's details, rent amount, deposit information, and property address directly from your account — no copy-pasting from a downloaded template, no manual editing, no risk of missing a clause.

Both landlord and tenant sign digitally through unique signing links. The signed agreement is stored alongside the move-in inspection report, compliance certificates, and deposit protection details — creating a single, linked evidence chain.

This matters because if you ever need to serve a Section 8 notice, your signed agreement is one of the first documents a court will examine. An assured periodic tenancy agreement signed electronically, with timestamps and a clear audit trail, shows exactly what was agreed and when.

Frequently Asked Questions

Do I need a new tenancy agreement after the Renters' Rights Act 2025?

If you are creating a new tenancy from 1 May 2026 onwards, you must use an Assured Periodic Tenancy agreement — not a fixed-term AST. Existing tenancies will transition to periodic terms automatically, but updating the agreement to reflect the new legal framework is strongly recommended to avoid confusion and protect your position in any future possession claim.

Can I still use a fixed-term tenancy agreement in 2026?

No. The Renters' Rights Act 2025 abolished fixed-term assured shorthold tenancies for new lettings in England from 1 May 2026. All new tenancies must be periodic from day one. Any fixed-term clause in a new agreement is unenforceable and could undermine your credibility in court proceedings.

What happens if my tenancy agreement doesn't comply with RRA 2025?

An outdated agreement does not automatically void the tenancy, but it can seriously weaken your position. If your agreement references Section 21, contains a blanket "no pets" clause, or uses an incorrect rent increase mechanism, a court may view your documentation as unreliable. This is particularly damaging if you need to rely on Section 8 grounds for possession.

Conclusion

Your tenancy agreement is the legal foundation of your relationship with your tenant. Using an outdated template is not just sloppy — it actively undermines your ability to increase rent, protect your deposit, and regain possession of your property when you need to. The Renters' Rights Act changed the rules fundamentally, and your documentation needs to reflect that.

If you are letting to a new tenant in 2026, make sure your agreement is an Assured Periodic Tenancy, includes every clause listed in this guide, and is signed properly with a clear audit trail. The cost of getting it right is minimal. The cost of getting it wrong can run into thousands.

This article is for informational purposes only and does not constitute legal advice. The tenancy agreement template provided by LetSorted has been prepared in good faith but landlords are advised to seek independent legal advice for complex situations.