Free Assured Shorthold Tenancy Agreement Template

The Landlord lets and the Tenant takes the property at 5 Church Lane, Flat 3, Bristol, BS1 4QR (the "Property") — flat with 2 bedrooms, let part-furnished, together with the fixtures, fittings and contents listed in the Inventory and Schedule of Condition appended to this Agreement.

The Property is let exclusively as a single private residential dwelling and as the only or principal home of the Tenant — satisfying the conditions in section 1(1) of the Housing Act 1988. It may not be used for any trade, business or profession save as permitted in the dedicated clause below, nor for short-term holiday lets, Airbnb-style sub-letting or any unlawful purpose.

Description: Second-floor purpose-built flat with lift access, two double bedrooms, open-plan living-kitchen, bathroom with shower over bath, allocated cycle store.

Council tax: The Property falls within Band C for council tax purposes (Local Government Finance Act 1992).

HMO licensing: This let is not within scope of mandatory HMO licensing.

Parking: residents' permit parking (Tenant is responsible for obtaining permits).

The tenancy commences on 2026-06-01 and continues as a monthly periodic tenancy until lawfully brought to an end in accordance with this Agreement and the Housing Act 1988 as amended by the Renters' Rights Act 2025.

No fixed-term option: Under section 4A of the Housing Act 1988 (inserted by RRA 2025), no fixed-term assured tenancy may be granted in the private rented sector. Any clause purporting to impose a fixed minimum term is unenforceable.

Tenant's right to end the tenancy: The Tenant may end this tenancy at any time by giving the Landlord not less than two months' written notice expiring at the end of a rental period. This minimum cannot be shortened by contract.

Landlord's possession route: The Landlord may recover possession only on one or more of the grounds in Schedule 2 to the Housing Act 1988 (as revised), by service of a section-8 notice on prescribed Form 3A (Form 3 ceased to be valid on 1 May 2026), with the prescribed notice period for each ground and subject to all statutory prerequisites (deposit protection, gas / electrical / EPC compliance, Tenant Information Sheet).

12-month protected period: The Landlord shall not exercise Grounds 1, 1A, 6 or 6A (landlord/family occupation, sale, redevelopment) within the first 12 months of the tenancy (RRA 2025 s.5).

The Tenant shall pay to the Landlord a monthly rent of £1,350, payable in advance on the 1st day of each calendar month, by standing order to the Landlord's nominated bank account (details supplied separately). The first payment is due on the commencement of the tenancy.

Advance rent ban: No more than one rental period of rent may be required in advance (Renters' Rights Act 2025 s.26). Demands for multiple months' rent up-front are unenforceable and recoverable by the Tenant.

Arrears. If rent equivalent to three months' rent (or 13 weeks' rent for a weekly tenancy) remains outstanding both at the date a notice is served and at the date of any hearing, the Landlord may, subject to compliance with all statutory prerequisites, recover possession under Ground 8A (mandatory) of Schedule 2 to the Housing Act 1988, on four weeks' notice. Grounds 10 and 11 (rent arrears / persistent late payment) remain available as discretionary grounds. The Landlord may also recover unpaid rent and interest as a debt.

The Tenant has paid (or shall pay before commencement) a tenancy deposit of £1,350. From 1 May 2026 the maximum deposit is one month's rent (Renters' Rights Act 2025 s.25, amending Schedule 1 of the Tenant Fees Act 2019, reducing the prior 5-week cap). Any deposit above the cap is unlawful; the excess is recoverable by the Tenant and the Landlord cannot serve any section-8 notice while holding an over-cap deposit.

Holding deposit: £311 was paid by the Tenant to reserve the Property (not exceeding one week's rent — Tenant Fees Act 2019 Sch.2 para.3). This sum has been applied against the security deposit.

Deposit protection. Within 30 days of receipt, the Landlord shall protect the deposit in the Deposit Protection Service (DPS) (an authorised scheme under sections 212-215 of the Housing Act 2004) and shall serve on the Tenant the prescribed information required by The Housing (Tenancy Deposits) (Prescribed Information) Order 2007. Prescribed information status: supplied to the Tenant on or before commencement. Failure to protect the deposit within 30 days, or to supply the prescribed information, exposes the Landlord to a court penalty of between 1× and 3× the deposit under section 214 of the Housing Act 2004 and may bar possession proceedings.

End of tenancy. The deposit may be used, in accordance with the scheme's adjudication rules, to cover unpaid rent, damage beyond fair wear and tear (including pet-related damage and any required cleaning), unpaid utilities, and other breaches recorded against the Inventory and Schedule of Condition.

The only payments the Landlord (or any letting agent) may require from the Tenant in connection with this tenancy are those permitted under Schedule 1 of the Tenant Fees Act 2019 (as amended by the Renters' Rights Act 2025):

1. Rent and council tax (with utilities and TV licence as separately permitted).
2. Tenancy deposit, capped at one month's rent.
3. Holding deposit, capped at one week's rent.
4. Payment in the event of default (e.g. £50 for a lost key or security device, or interest on unpaid rent at no more than 3% above the Bank of England base rate).
5. Payments arising from variation, assignment or novation at the Tenant's request (£50 cap or reasonable costs evidenced).
6. Early-termination payments at the Tenant's request, not exceeding the Landlord's reasonable loss.

Pet damage insurance prohibition. Following the Bill's amendment at Report Stage, a Landlord cannot lawfully require the Tenant to take out pet damage insurance, nor recover the cost of any insurance the Landlord chooses to take out (this would be a prohibited payment under the Tenant Fees Act 2019). The Landlord retains the right to deduct from the deposit, at end of tenancy, for any genuine damage caused by a pet, as for any other tenant damage.

Any payment not falling within Schedule 1 is a prohibited payment, is recoverable by the Tenant, and is enforced by Trading Standards under sections 6-13 of the Act.

The Tenant covenants with the Landlord:

1. To pay the rent on the due date without deduction or set-off, save as permitted by law;
2. To use the Property only as a single private residence and not to carry on any trade, business or profession save as permitted in the dedicated clause below;
3. To keep the interior of the Property and contents in good and clean condition (fair wear and tear excepted) and to return them at the end of the tenancy in the condition recorded in the Schedule of Condition;
4. Not to alter, redecorate or add to the Property except as expressly permitted under the Alterations clause;
5. Not to cause, permit or suffer any nuisance, annoyance, harassment or anti-social behaviour to the Landlord, neighbours or any other person (potential ground for possession under Ground 14 of Schedule 2);
6. Promptly to notify the Landlord in writing of any disrepair, defect, damp, mould or dangerous condition (especially hazards within Awaab's Law as extended to the PRS);
7. To permit the Landlord, on the notice set out in this Agreement, to enter and inspect the Property and to carry out repairs and statutory inspections;
8. To comply with all applicable laws — including, in England, the right-to-rent regime under sections 20-37 of the Immigration Act 2014; the Equality Act 2010; and any council-tax / HMO licensing requirements;
9. To test smoke and CO alarms monthly and to report any fault to the Landlord;
10. Not to keep dangerous or hazardous materials, or items that would invalidate the Landlord's buildings insurance.

The Landlord covenants with the Tenant:

1. To give the Tenant quiet enjoyment of the Property during the tenancy, free from unlawful interference (Protection from Eviction Act 1977 s.1(3A) — criminal offence to harass);
2. To keep in repair the structure and exterior of the Property and the installations for the supply of water, gas, electricity, sanitation, space heating and water heating (section 11 of the Landlord and Tenant Act 1985);
3. To ensure that the Property is fit for human habitation at the start of the tenancy and throughout it (LTA 1985 ss.9A-9C, Homes (Fitness for Human Habitation) Act 2018);
4. To investigate damp, mould and other prescribed hazards within the timescales set by Awaab's Law as extended to the private rented sector by the Renters' Rights Act 2025;
5. To maintain buildings insurance covering the structure;
6. To comply with all letting legislation — Gas Safety (Installation and Use) Regulations 1998, Electrical Safety Standards in the PRS (England) Regulations 2020, Smoke and CO Alarm (Amendment) Regulations 2022, Energy Performance of Buildings (EandW) Regulations 2012 and MEES Regulations 2015;
7. To provide an address in England or Wales for service of notices on the Landlord (section 48 of the Landlord and Tenant Act 1985) — that address is 10 Regent Street, London, W1B 5TR;
8. Not to discriminate against the Tenant on prohibited grounds, including by blanket "No DSS" or "No children" policies — codified by RRA 2025 s.42, civil penalty up to £7,000;
9. To consider in good faith and respond in writing within 28 days to any pet request submitted by the Tenant under sections 10-11 of the Renters' Rights Act 2025 (see Use clause below).

The Landlord confirms compliance with the statutory safety regime applicable to private residential lettings.

(a) Gas safety (CP12). A valid CP12 Gas Safety Record has been supplied to the Tenant before commencement; annual renewal by a Gas Safe registered engineer (Gas Safety (Installation and Use) Regulations 1998 SI 1998/2451). Current certificate dated 2026-04-15.

(b) Electrical safety (EICR). A valid Electrical Installation Condition Report (EICR) (≤5 years old, BS 7671:2018+A2:2022) has been supplied to the Tenant before commencement — SI 2020/312. Current report dated 2024-09-10.

(c) Smoke and carbon-monoxide alarms. A smoke alarm is fitted on every storey of the Property: YES — confirmed. A CO alarm is fitted in every room used as living accommodation containing a fixed combustion appliance (other than a gas cooker): YES — confirmed. Smoke and Carbon Monoxide Alarm (Amendment) Regulations 2022.

(d) Energy Performance Certificate (EPC). Current band: C (certificate reference 0123-4567-8901-2345-6789). Currently the minimum legal band for letting is E (MEES Regulations 2015). Following the Government response of 2025, the minimum will rise to band C for the entire private rented sector on a single deadline of 1 October 2030 (the originally proposed 2028 split for new tenancies has been dropped). The associated cost cap is £10,000 per property over a 10-year period, with an affordability exemption for properties valued under £100,000. The maximum penalty for non-compliance has been raised to £30,000 per property per breach.

(e) "How to Rent" guide (England only). The Tenant has been supplied with the current Government "How to Rent" guide on or before commencement.

(f) Renters' Rights Act Information Sheet (statutory). The Tenant has been supplied with the prescribed Government Information Sheet under RRA 2025 ss.30-32.

(g) Right to Rent. The Landlord has carried out right-to-rent checks on all adult occupiers in accordance with sections 20-37 of the Immigration Act 2014 and the Code of Practice for Landlords. The Tenant shall notify the Landlord in writing of any change of immigration status or of any additional adult occupier taking up residence at the Property.

The Property is let PART-FURNISHED. The following inventory and schedule of condition records the contents and condition of the Property at the commencement of the tenancy and forms the evidential basis for any end-of-tenancy deposit deduction adjudicated by the Deposit Protection Service (DPS).

(a) Room-by-room contents and condition:

• Bedroom 1 (master):
  King-size bed with mattress, two bedside cabinets, four-door wardrobe with internal shelving, full-length mirror, blackout curtains, beige carpet (good condition, no marks).
• Bedroom 2:
  Double bed with mattress, single wardrobe, chest of drawers, beige carpet, white voile curtains.
• Living room / lounge / reception:
  Three-seat sofa (grey fabric), two-seat sofa, coffee table, TV unit, large bookcase, wall-mounted TV bracket (no TV), oak laminate flooring throughout.
• Kitchen / kitchen-diner:
  Fitted kitchen units (white gloss), composite stone worktop, integrated oven and 4-zone induction hob, integrated dishwasher and fridge-freezer, washing machine, microwave (Sage brand), set of cookware (4 pans), 8-piece dinner service.
• Bathroom(s) / shower room / WC:
  White suite — bath with shower over (Mira mixer), pedestal basin, WC, heated towel rail, tiled walls (full height), vinyl floor.
• Hallway / stairs / landing:
  Solid wood front door with multi-point lock and chain, video intercom, oak laminate flooring, coat hooks.
• Other areas (garden, garage, shed, balcony, store):
  Allocated bike rack space in communal cycle store (key fob #B-12). Communal lobby cleaned weekly by managing agent.

(b) Fittings, appliances and white goods included:

• Central-heating boiler
• Radiators throughout
• Electric / induction hob
• Built-in or freestanding oven
• Microwave
• Extractor fan / cooker hood
• Dishwasher
• Fridge / freezer (or fridge-freezer)
• Washing machine
• Door intercom / video entry
• Pre-installed internet / broadband
• TV aerial / satellite cabling
• Beds and mattresses
• Sofa / armchair(s)
• Wardrobes / storage
• Curtains / blinds

(c) General condition at commencement: GOOD — sound condition with only minor wear consistent with prior use.

(d) Meter readings at commencement: Gas: N/A (electric only)  ·  Electricity: 24,532 kWh — meter location: front hall cupboard, serial EM-998742  ·  Water: Communal — building-wide service charge. The Tenant shall, before activating utility accounts, verify these readings and report any discrepancy to the Landlord within 7 days.

(e) Keys and security devices issued to the Tenant: 3 set(s).
2× front-door keys, 1× lobby fob (cycle store + bin store), 1× window-restrictor key The Tenant shall return all keys and security devices on the last day of the tenancy. The lawful cost of replacing lost keys or devices is recoverable from the deposit, subject to a maximum of £50 per item (Tenant Fees Act 2019 Sch.1 para.5).

(f) Tenant amendment period. The Tenant has 7 days from receipt of this inventory to review it, mark any amendments or disagreements in writing, and return a signed copy to the Landlord or agent. If no written amendments are received within that period, the inventory shall be deemed agreed and accepted as an accurate record (in line with standard adjudication practice of DPS / TDS / mydeposits).

(g) Photographic record. The parties have attached to this Agreement a dated photographic record of the Property's condition at commencement, signed or initialled by both parties. Dated photographs are the most reliable evidence in deposit-deduction adjudications.

The following allocation of bills, services and outdoor responsibilities applies, save as superseded by separate written agreement.

1. Council tax: payable by the Tenant (the Property is in Band C).
2. Electricity: payable by the Tenant.
3. Gas: payable by not applicable — the Property has no gas supply.
4. Water and sewerage: payable by the Tenant.
5. Internet / broadband: the Tenant.
6. TV licence: payable by the Tenant.

The party named as responsible shall register with the relevant supplier within 14 days of commencement (or arrange transfer of an existing account where included in the rent) and shall produce evidence on reasonable request.

Garden / outside maintenance: not applicable (no garden / outside space included in the let).

Parking — specific allocation: Tenant is responsible for applying to Bristol City Council for a residents' parking permit (Zone E) at own cost.

(a) Landlord access. The Landlord (and any authorised agent or contractor) may enter the Property at reasonable times on giving the Tenant not less than 24 hours written notice, for the purposes of inspection, repair, compliance with statutory duties (gas / electrical), and, with the Tenant's consent, to show the Property to prospective tenants in the last two months of the tenancy. In a genuine emergency (risk to life, injury or imminent damage) the Landlord may enter without notice. The right of entry is at all times subject to the Tenant's right to quiet enjoyment under section 1(3A) of the Protection from Eviction Act 1977.

(b) Inspections. The Landlord may carry out an annual property inspection. Findings shall be recorded in writing and shared with the Tenant within 14 days.

(c) Emergency repair contact: Landlord: 020 7946 0192 (24/7). Out-of-hours plumbing emergencies: Bristol Property Services 0800 555 0123 (Tenant may instruct on Landlord's account up to £200 for genuine emergencies).. The Tenant should report dangerous or urgent issues (escape of gas, electrical danger, water leak, loss of heat or hot water in winter, security defect) without delay.

(d) Minor / interior repairs allocated to the Tenant: Light bulb replacement; testing of smoke / CO alarms monthly; clearing of P-traps in basins; basic descaling of kettle.. This allocation does not derogate from the Landlord's s.11 LTA 1985 duty in respect of structure, exterior, and prescribed installations.

(e) Awaab's Law (PRS extension). The parties acknowledge that the Renters' Rights Act 2025 extends Awaab's Law (statutory hazard-remediation timescales — Social Housing (Regulation) Act 2023 inserting LTA 1985 s.10A) to the private rented sector. The Landlord shall investigate any reported damp, mould or other prescribed hazard within the statutory deadline and complete remediation works within the statutory timescale, in accordance with regulations to be made by the Secretary of State.

(f) Decent Homes Standard. The parties acknowledge that the Decent Homes Standard will apply to the private rented sector from 2035 (RRA 2025 ss.80-84). The Landlord undertakes to keep the Property in a condition that meets the Standard as it is progressively implemented.

(g) Insurance. The Landlord maintains buildings insurance on the structure. Contents insurance is the Tenant's responsibility — the Landlord's buildings policy does not cover the Tenant's personal belongings, and the Landlord is not liable for theft of, or damage to, the Tenant's possessions. The Tenant shall not do any act which would invalidate the Landlord's buildings insurance or cause the premium to increase.

(a) Rent review. Rent may be increased only by statutory section-13 notice on Form 4A (max once per 12 months, 2 months' notice). As a non-binding indicative basis, the Landlord intends to propose increases by reference to the Consumer Prices Index (CPI) 12-month change. The actual increase remains subject to the Tenant's right of challenge before the First-tier Tribunal.

(b) Contractual rent-increase clauses unenforceable. Under the Renters' Rights Act 2025 the statutory section-13 procedure on Form 4A is the only mechanism by which rent may be increased; any contractual escalator, indexation or step-up clause beyond a non-binding indicative benchmark is void.

(c) Tenant's right to end the tenancy. The Tenant may end this tenancy at any time on two months' written notice expiring at the end of a rental period (statutory minimum — cannot be shortened by contract).

(d) Landlord's possession route. Section 21 has been repealed for new tenancies. The Landlord may only recover possession by serving a section-8 notice on prescribed Form 3A, citing one or more grounds in Schedule 2 to the Housing Act 1988 (as revised by RRA 2025):

• Ground 1 / 1A — landlord / close family member occupation, or sale (4 months' notice; not available in the first 12 months);
• Ground 6 / 6A — demolition or substantial redevelopment (4 months' notice; 12-month protected period);
• Ground 8A — three months / 13 weeks of arrears outstanding at notice and at hearing (4 weeks' notice; mandatory);
• Grounds 10 and 11 — rent arrears / persistent late payment (discretionary);
• Ground 12 — breach of obligation (discretionary);
• Ground 14 — anti-social behaviour (possession proceedings may begin immediately);
• Ground 17 — tenancy granted on a false statement.

All section-8 notices must comply with deposit-protection, gas-safety, electrical-safety, EPC and Tenant Information Sheet prerequisites; failure to meet these prerequisites bars possession.

(e) Notices. Notices under this Agreement may be served by any of the methods above (registered post, email or hand delivery) at the option of the serving party, without prejudice to any statutory requirements for service of notices to quit (Protection from Eviction Act 1977 s.5) or section-8 / section-13 notices (Housing Act 1988).

(a) Business use. The Property is let for use as a single private residential dwelling. Ordinary home-working (computer-based remote work for an external employer, with no client visits and no business waste) is permitted; any other trade or business use requires the Landlord's prior written consent (such consent not to be unreasonably withheld).

(b) Pets. Pets at the Property are governed by the statutory pet request right (Renters' Rights Act 2025 ss.10-11) — the Tenant has a right in law to request consent to keep a pet, and the Landlord may refuse only on reasonable grounds and only by written response within 28 days. Blanket "no pets" clauses are unenforceable under the Renters' Rights Act 2025.
Reasonable conditions agreed: Any pet must not exceed 15 kg adult weight; the Tenant shall arrange professional carpet and upholstery cleaning at end of tenancy if a pet has been kept. (These conditions themselves must be reasonable.) At end of tenancy, the Tenant remains liable for any genuine damage caused by a pet through the standard deposit-deduction process. The Landlord may NOT lawfully require the Tenant to take out pet damage insurance, nor charge the Tenant for any insurance the Landlord chooses to take out — such payments are prohibited under the Tenant Fees Act 2019.

(c) Smoking. Smoking is PROHIBITED throughout the Property and any communal areas. Vaping / e-cigarettes: treated identically to smoking under the same restrictions.

(d) Alterations and re-decoration. Alterations are limited to interior re-decoration in neutral colours, on prior written notice to the Landlord; all other alterations require prior written consent. The Tenant shall make good any unauthorised alteration at the Tenant's cost or compensate the Landlord through the deposit-deduction process.

(e) Assignment and subletting. Assignment and subletting are PROHIBITED. Any purported assignment or subletting is void and constitutes a breach giving rise to possession under Ground 12 of Schedule 2 to the Housing Act 1988.

(f) Visitors and additional occupiers. The Tenant may have visitors as a private householder. However, a visitor remaining at the Property for more than 21 consecutive days shall be treated as an additional occupier and the Tenant must notify the Landlord in writing; the Landlord may then carry out right-to-rent and other checks as required and, on reasonable grounds, withhold consent.

(a) Private Rented Sector Database. The Renters' Rights Act 2025 (ss.50-58) establishes a mandatory landlord-and-property register operated by MHCLG, with regional rollout from late 2026 and full national coverage by 2027-28. Marketing or letting an unregistered property after commencement attracts fines up to £40,000 and bars possession proceedings. Current status for this Property: PENDING — Landlord will register and provide the entry reference to the Tenant once available.

(b) PRS Landlord Ombudsman. The Renters' Rights Act 2025 (ss.60-69) introduces a mandatory free Ombudsman scheme expected to launch in 2028, providing binding redress for tenants on most landlord-related disputes. Current status: PENDING — Landlord undertakes to join the approved scheme once available.

(c) Higher-Risk Building. The building containing the Property does NOT meet the threshold for a higher-risk building under section 65 of the Building Safety Act 2022 (below 18 m or fewer than 7 storeys, or fewer than 2 residential units).

(d) Data protection. The Landlord shall process the Tenant's personal data in accordance with the UK GDPR and the Data Protection Act 2018 (as amended by the Data (Use and Access) Act 2025). A privacy notice is available on request. Personal data shall be retained only for the duration of the tenancy and the periods required by law (e.g. seven years for HMRC and statute-of-limitation purposes).

(e) Non-discrimination. The Landlord acknowledges and shall comply with section 42 of the Renters' Rights Act 2025 and Part 4 of the Equality Act 2010, including the codified prohibition on blanket "No DSS / No children" policies, with civil penalties up to £7,000 for breach. The Landlord shall not differentiate among tenants on grounds of race, sex, gender reassignment, sexual orientation, religion, age, disability, pregnancy or marital status.

Joint and several liability. Where more than one person is named as Tenant, each is jointly and severally liable for every obligation under this Agreement.

Notices (s.48 LTA 1985). Any notice to the Landlord shall be served at 10 Regent Street, London, W1B 5TR. Notices to the Tenant shall be delivered at the Property or to the email address recorded in this Agreement.

Unfair terms. Nothing in this Agreement is intended to operate to the detriment of the Tenant as a consumer; any term shall be read down to comply with the unfair-term test in section 62 and Schedule 2 of the Consumer Rights Act 2015 and ICO / CMA guidance on tenancy agreements.

Severance. If any provision is or becomes unenforceable, the remainder shall continue in force.

Variation. No variation is effective unless in writing and signed by both parties.

Third-party rights. A person who is not a party has no rights under the Contracts (Rights of Third Parties) Act 1999, save that any guarantor under a separate Deed of Guarantee may enforce the guarantee as provided in that deed.

End of tenancy. At the end of the tenancy the Tenant shall yield up the Property in the condition required by this Agreement (clean and in the state recorded in the Schedule of Condition, fair wear and tear excepted), return all keys and security devices, remove personal belongings, provide a forwarding address and take final meter readings.

This Agreement shall be governed by and construed in accordance with the law of England and Wales. The parties irrevocably submit to the exclusive jurisdiction of the courts of England and Wales to determine any dispute arising out of or in connection with this Agreement, without prejudice to: (a) the statutory jurisdiction of the First-tier Tribunal (Property Chamber) over rent and certain landlord-and-tenant matters; and (b) the binding redress jurisdiction of the PRS Landlord Ombudsman once that scheme is in force.