Free Room Rental Agreement Template

ROOM RENTAL AGREEMENT

Assured Periodic Tenancy (Renters’ Rights Act 2025)  ·  England And Wales

This Room Rental Agreement (this "Agreement") is made on 2026-06-01 between Northwood Lettings Limited of Suite 4, 18 King Edward Road, Leeds LS1 6AA (the "Landlord") and Sophie Williams (the "Tenant"). The Landlord does not reside at the Property. The Landlord lets to the Tenant an individual room in a shared house or flat, with exclusive use of the bedroom and shared use of communal areas. Because this tenancy commences on or after 1 May 2026, it takes effect as an Assured Periodic Tenancy within the meaning of the Housing Act 1988 as amended by the Renters’ Rights Act 2025; the assured shorthold tenancy (AST) regime has been abolished and fixed-term assured tenancies are no longer permitted (RRA 2025 s.1). The parties agree as follows:

The Landlord lets and the Tenant takes the following room: Double bedroom (first floor, front-facing) with built-in wardrobe and en-suite shower room at 22 Birchwood Road, Leeds LS6 3QF (the "Property"), on a furnished basis, together with the right to use in common with the other occupants of the Property the following shared areas: Kitchen, dining area, living room, rear garden, cycle store. The Tenant has exclusive possession of the room only and not of the Property as a whole. The Property is currently occupied by: Two other professional tenants, each occupying a separate bedroom under their own room rental agreement. This Agreement creates an Assured Periodic Tenancy under Part I of the Housing Act 1988 as amended (applying the test in Street v Mountford [1985] AC 809). The Property’s Energy Performance Certificate (EPC) rating is C and a copy of the certificate has been provided to the Tenant before the date of this Agreement.

The tenancy shall commence on 2026-06-01 and shall continue as a monthly periodic tenancy until terminated in accordance with this Agreement. Under the Renters’ Rights Act 2025 (in force 1 May 2026), the Landlord may not require the Tenant to enter into a fixed term (RRA 2025 s.1). The Tenant may terminate at any time on two (2) months’ written notice to expire at the end of a rent period (RRA 2025 Sch.1 para 6). The Landlord may seek possession only on a statutory section 8 ground set out in Schedule 2 to the Housing Act 1988 (Ground 1 / 1A — sale or occupation, four months’ notice and a 12-month protected period; Ground 8 — at least three months’ rent arrears, four weeks’ notice; etc.). Section 21 "no-fault" notices have been abolished (RRA 2025 s.4-5).

The Tenant shall pay rent of £795.00 per calendar month, payable in advance on the 1st day of each calendar month, by standing order to an account nominated by the Landlord in writing. The rent stated above is the rent agreed in writing between the parties before signature and reflects the asking rent advertised; no higher amount may be sought or accepted by way of bidding (RRA 2025 s.7 — rental-bidding ban; civil penalty up to £7,000). The Landlord may not require, and the Tenant is not obliged to pay, more than one (1) month’s rent in advance at any time after the tenancy has been signed (RRA 2025 s.15). If rent is more than 14 days in arrears the Landlord may charge a default fee of 3% above the Bank of England base rate on the outstanding amount (Tenant Fees Act 2019 Sch.1 para 8).

The Tenant shall pay a tenancy deposit of £917.00 on or before the commencement date. The deposit is capped under section 1 of the Tenant Fees Act 2019 at five (5) weeks’ rent where the annual rent is less than £50,000 (or six weeks where rent is £50,000 or above). The Landlord shall protect the deposit in The Deposit Protection Service (DPS, custodial scheme) within 30 days of receipt and serve the prescribed information on the Tenant within the same period (sections 212-215 of the Housing Act 2004). Failure to do so renders the Landlord liable to pay the Tenant between one and three times the deposit amount, and the Landlord may not serve a notice seeking possession under section 8 (Ground 8) until the deposit is protected and the information served. At the end of the tenancy the deposit shall be returned within 10 working days of agreement on deductions, subject only to deductions for unpaid rent, damage beyond fair wear and tear, breach of this Agreement or removal costs. Any deduction shall be itemised in writing. Disputes may be referred to the scheme’s free alternative dispute resolution service.

The Landlord has carried out the immigration check required by sections 20-37 of the Immigration Act 2014 (Right to Rent Scheme) and is satisfied that the Tenant has a right to rent residential accommodation in England (check completed on 2026-05-22). The Tenant warrants that the documents produced to the Landlord are genuine and accurately reflect their immigration status. The Tenant agrees to provide a follow-up check or share code from the Home Office digital service on or before the expiry date of any time-limited right. Failure to maintain a right to rent may, on notice from the Home Office, oblige the Landlord to terminate the tenancy under the statutory ground for possession. The maximum civil penalty for renting to a disqualified person is £10,000 per occupier for a first breach and £20,000 for a repeat breach (Immigration Act 2014 (Residential Accommodation) (Maximum Penalty) Order 2023 / SI 2023/1305, in force 13 February 2024).

The Tenant shall: (a) pay the rent and any contractually agreed contribution to bills on the due date; (b) use the room and shared areas only as a private residence and not for business, trade or profession except occasional remote working that does not affect insurance; (c) keep the room and (with the other occupants) the shared areas in clean, tidy and tenantable condition; (d) not cause nuisance, annoyance or harassment to the Landlord, other occupants or neighbours (Anti-social Behaviour, Crime and Policing Act 2014); (e) promptly report any disrepair, defect, water leak, electrical fault, vermin infestation or hazard to the Landlord in writing; (f) not make alterations, redecorate or remove fixtures without the Landlord’s prior written consent; (g) not change the locks to the room or any common door without the Landlord’s prior written consent and a duplicate key; (h) comply with all applicable laws and the requirements of the property’s mortgagee, freeholder or insurer; (i) on termination, vacate the room with all personal belongings removed and return all keys; and (j) not assign, sub-let or part with possession of the room (clause 11 below).

The Landlord shall: (a) 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 in accordance with section 11 of the Landlord and Tenant Act 1985 and the implied fitness-for-human-habitation covenant under section 9A of that Act; (b) ensure that the Property meets the standards required by the Homes (Fitness for Human Habitation) Act 2018 and the Housing Health and Safety Rating System (Housing Act 2004 Part 1); (c) investigate hazards reported by the Tenant within the statutory timeframe and complete works within the required period in accordance with Awaab’s Law as extended to the private rented sector by the Renters’ Rights Act 2025 s.34; (d) comply with the Decent Homes Standard as extended to the private rented sector by the Renters’ Rights Act 2025 Sch.1; (e) not unreasonably interfere with the Tenant’s peaceful enjoyment of the room (covenant for quiet enjoyment); (f) maintain valid buildings insurance against the standard insured perils; and (g) handle personal data relating to the Tenant in accordance with the Data Protection Act 2018 as amended by the Data (Use and Access) Act 2025 (SI 2026/82 in force 5 February 2026) and the UK GDPR, retaining only such data as is necessary for the tenancy and Right to Rent purposes.

• Gas safety: the Landlord holds a current Gas Safety Record (CP12) in respect of the Property as required by regulation 36 of the Gas Safety (Installation and Use) Regulations 1998, and shall supply a copy to the Tenant before occupation and within 28 days of each subsequent annual inspection.

• Electrical safety: the Landlord holds a satisfactory Electrical Installation Condition Report (EICR) valid for five years from the date of inspection in accordance with the Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020, a copy of which has been supplied to the Tenant.

• Smoke and CO alarms: a working smoke alarm is fitted on each storey on which there is a room used wholly or partly as living accommodation, and a working carbon monoxide alarm is fitted in every room with a fixed combustion appliance (other than a gas cooker), as required by the Smoke and Carbon Monoxide Alarm (Amendment) Regulations 2022.

• Energy efficiency: a valid Energy Performance Certificate (EPC) has been served on the Tenant prior to entering this Agreement; the Property meets the minimum E rating required under the Energy Efficiency (Private Rented Property) (England and Wales) Regulations 2015 (MEES).

• HMO licensing: the Property is a House in Multiple Occupation as defined by section 254 of the Housing Act 2004 and is licensed under Part 2 of that Act (mandatory HMO licence; five or more occupants from two or more households). The licence number and conditions are available to the Tenant on request.

• Utilities (general): the Tenant shall contribute a fair share of the gas, electricity and water charges, payable monthly to the Landlord or to the lead occupant on production of receipts.

• Bills detail: Gas and electricity divided equally between the three occupants; meter readings circulated monthly. Broadband and TV licence included in rent..

• Council tax: the Landlord shall be liable for council tax in respect of the Property (HMO let on a room-by-room basis where the Landlord is the liable person under the Council Tax (Liability for Owners) Regulations 1992 as amended).

• Broadband: a broadband internet connection is provided by the Landlord and included within the rent.

• TV licence: a TV licence covering the Property is held by the Landlord and is included within the rent.

• Water and sewerage: the Tenant shall contribute a fair share of the household water and sewerage charge.

• Quiet hours: 23:00 to 07:00 daily, with a relaxed rule on Friday and Saturday evenings until 24:00. Noise levels shall be kept to a minimum during these periods.

• Guests: Overnight guests are permitted with reasonable prior notice to the Landlord and the other occupants. No guest may stay for more than three consecutive nights or seven nights in any calendar month without the Landlord’s prior written consent.

• Pets: No pets shall be kept without the Landlord’s prior consent in writing. In accordance with section 12 of the Renters’ Rights Act 2025 the Landlord shall respond to any request to keep a pet within 28 days (extendable in defined circumstances), and shall not unreasonably refuse such a request.

• Smoking: Smoking (including e-cigarettes, vaping and similar) is strictly prohibited throughout the Property, both inside and in any shared external areas.

• Cleaning: Tenant cleans the room and en-suite weekly. Communal kitchen, dining area and living room cleaned by the occupants on a weekly rota agreed between them; a deep clean of communal areas is provided by the Landlord every quarter..

• Parking and cycle storage: On-street residents’ parking; the Tenant must apply for a permit through Leeds City Council. One bicycle space is available in the rear cycle store..

• Information sheet: the Landlord has supplied to the Tenant a copy of the government information sheet on the Renters’ Rights Act 2025 issued under Schedules 5-7 of that Act.

• Rent reviews: the Landlord may seek to increase the rent only by serving statutory Form 4A in accordance with section 17 of the Renters’ Rights Act 2025, no more than once in any 12-month period, with not less than two months’ notice taking effect on the 1 June of this Agreement. The Tenant may challenge any proposed increase at the First-tier Tribunal (Property Chamber); no increase takes effect until the Tribunal has determined the market rent.

• Rental bidding: the rent agreed under this Agreement is the rent advertised. No higher bid has been solicited or accepted; the prohibition in section 7 of the Renters’ Rights Act 2025 applies (civil penalty up to £7,000).

• Discrimination: the parties confirm that no protected characteristic, family status, receipt of benefits or other prohibited ground was used in the offer or acceptance of this tenancy, in compliance with the Equality Act 2010 and section 10 of the Renters’ Rights Act 2025.

• Ombudsman: on commencement of the Private Rented Sector landlord ombudsman scheme established under section 21 of the Renters’ Rights Act 2025, the Landlord shall register and the Tenant shall thereafter be entitled to refer unresolved complaints to that scheme.

• Database: the Landlord shall register on the Private Rented Sector database when required by section 25 of the Renters’ Rights Act 2025; failure to register attracts a civil penalty up to £7,000.

• Possession: the Landlord may seek possession only on a statutory section 8 ground. The s.21 "no-fault" route under the Housing Act 1988 has been abolished by sections 4 and 5 of the Renters’ Rights Act 2025.

• Access: the Landlord may enter the room on giving the Tenant not less than 24 hours written notice for inspection, maintenance, repair or for the purpose of complying with statutory obligations. In an emergency the Landlord may enter without notice.

The tenancy is personal to the Tenant. The Tenant shall not (a) assign the tenancy, (b) sub-let or share occupation of the room with any other person, or (c) take in a lodger, without the Landlord’s prior written consent. Any purported assignment, sub-letting or sharing in breach of this clause is void and entitles the Landlord to seek possession on the relevant section 8 ground.

All notices under this Agreement shall be in writing and may be served by post to the address stated above or by email to the address last notified by the recipient. Either party may terminate by giving the other not less than two (2) months’ written notice expiring at the end of a rent period, subject to the statutory grounds and notice requirements set out above. This Agreement is governed by and construed in accordance with the law of England and Wales, and the parties submit to the exclusive jurisdiction of the courts of England and Wales (County Court / First-tier Tribunal (Property Chamber)) in relation to any dispute arising out of or in connection with this Agreement.

If any provision of this Agreement is found by a court of competent jurisdiction to be invalid or unenforceable the remaining provisions shall continue in full force and effect. No variation shall be effective unless made in writing and signed by both parties. A person who is not a party to this Agreement has no rights under the Contracts (Rights of Third Parties) Act 1999 to enforce its terms. This Agreement, together with any inventory and the prescribed information served with the deposit, constitutes the entire agreement between the parties in respect of its subject matter and supersedes all prior representations and arrangements.

IN WITNESS WHEREOF, the parties have executed this Agreement as of the date indicated.