Written Tenancy Agreements: What's Required from 1 May 2026

The New Requirement

Under the Renters' Rights Act 2025, all assured tenancies in England must have a written tenancy agreement. This is a significant change — previously, verbal tenancy agreements were technically valid (though always discouraged). Now, a written agreement is a legal requirement.

If a landlord fails to provide a written agreement, the tenant can apply to the courts, and the landlord may face penalties. More importantly, without a clear written agreement, resolving disputes becomes far harder and more expensive.

What Must Be Included

The government will publish a prescribed form and set of required terms. Based on the Act and accompanying guidance, a compliant written tenancy agreement must include:

Essential Terms

• Names of the landlord and all tenants
• Property address in full
• Rent amount and payment frequency (weekly, monthly, etc.)
• Rent due date — the specific day rent is payable
• Deposit amount and which protection scheme it is held in
• Start date of the tenancy
• Landlord's contact details — address and email for correspondence

Required Clauses Under RRA 2025

• Confirmation that the tenancy is a periodic assured tenancy (fixed-term ASTs no longer exist for new tenancies)
• Notice that the tenant has the right to request permission to keep a pet
• Confirmation that rent can only be increased via the Section 13 process. See our Section 13 rent increase guide for the full process.
• Statement of the tenant's right to refer rent increases to the Tribunal
• Details of the landlord's obligations regarding repairs and maintenance

Government Information Sheet

Landlords must provide tenants with a government-produced information sheet at the start of the tenancy. This is similar to the existing "How to Rent" guide but updated for the RRA 2025. It explains the tenant's rights and the landlord's obligations in plain language.

Failure to provide this document could affect your ability to use certain possession grounds.

What Happens to Existing Tenancies

If you have existing tenancies that started before the RRA 2025 came into force:

• Written agreements already in place: These remain valid but may need updating to remove references to fixed terms and Section 21
• Verbal agreements: You must now provide a written agreement. There will be a transition period, but it is best practice to do this as soon as possible
• Fixed-term tenancies: When the fixed term expires, the tenancy automatically becomes a periodic tenancy under the new rules. Update the written agreement to reflect this

Periodic Tenancies Replace Fixed Terms

One of the fundamental changes under the RRA 2025 is that all new tenancies are periodic from day one. There are no more 6-month or 12-month fixed terms.

This means:

• The tenancy rolls on indefinitely until the tenant gives notice or the landlord obtains a possession order
• Tenants can leave by giving 2 months' notice at any time
• Landlords must use Section 8 grounds and cannot simply wait for a fixed term to expire
• Break clauses are no longer relevant

For more on how periodic tenancies change the possession process, see our Section 21 abolition guide and Section 8 guide.

Your written agreement should reflect this. Do not include a fixed-term end date or break clause — they have no legal effect under the new rules.

What Happens If You Do Not Provide a Written Agreement

The consequences of not having a written agreement include:

• Tenant application: The tenant can apply to the First-tier Tribunal, which can order you to provide one
• Penalties: The court may impose a financial penalty
• Disputes: Without written terms, any disagreement about rent, responsibilities, or notice becomes your word against the tenant's
• Possession proceedings: A court may view the lack of a written agreement unfavourably when considering a possession claim

Best Practices

• Use a solicitor-reviewed template that has been updated for the RRA 2025
• Issue the agreement before the tenant moves in — not after
• Keep a signed copy (or electronic equivalent) for your records
• Provide the government information sheet at the same time as the agreement
• Review existing agreements and update them to remove references to Section 21, fixed terms, and outdated legislation
• Store agreements digitally — platforms like Get Let Flow keep your tenancy documents organised and accessible

Key Takeaways

• Written tenancy agreements are now legally required for all tenancies
• The agreement must include specific terms set out by the government
• All new tenancies are periodic — no more fixed terms
• Existing tenancies need updating to comply with the new rules
• Always provide the government information sheet alongside the agreement
• Keep signed copies and store them securely