Assured shorthold tenancy agreement (AST): house

Use this template to create a tenancy agreement for a furnished or part-furnished house. Written by a barrister who specialises in residential tenancy law, it provides high levels of legal protection and control. Our use of plain English throughout makes editing easy and helps ensure tenants meet their obligations. It is ideal for buy-to-let, and can be reused for multiple properties.
Suitable for use in: England & Wales
  • Solicitor approved
  • Plain English makes editing easy
  • Guidance notes included
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Create an tenancy agreement for your house

This template allows you to create the most common type of agreement for letting a house. It is based on our standard template, and partially edited to suit a furnished or part-furnished house in order to save you time.

Strong legal protection for landlords

The law favours the tenant rather than the landlord. No agreement can get round that.

As a landlord, the key to letting safely is to have a document that protects your rights as strongly as possible within the framework of the law. This contract is written by a barrister who specialises in residential tenancy law to protect you, the landlord.

Comprehensive menu of options to suit all tenancies

No letting arrangement is quite the same - each situation requires different terms.

This agreement goes further than most others. In this document, we give you a large choice of over 35 tenant promises and restrictions so that you can customise your agreement exactly how you want it.

Of course, you can also choose to keep in or take out terms that you would expect to be in such a template but might not need (such as a provision for guarantor and provision to use a separate managing agent) and you are given a choice to select which of the tenant deposit protection schemes you will be using.

Easy to edit and understand

Because of the structure of the document, deleting what you don’t want is simple. Our extensive drafting notes explain more technical points.

Our use of plain English language means that your tenant can never say it was not clear.

No need for a separate guarantor agreement

Many AST templates available on the Internet require you to buy a separate agreement to bring in a guarantor. We have included provisions for a guarantor within the document.

Additional included letters and forms make management even simpler

To make property management easier, we have included additional commonly used forms and letters:

  • Draft inventory form (provided in the document, with explanatory notes on how to use)
  • Cold weather letter to remind tenants to ventilate and heat the property
  • Smoke and carbon monoxide detector release letter and form

Is this document suitable?

The basic qualifying conditions for an AST are:

  • rent between £1,000 and £100,000 per year
  • short period: 6 months to a maximum of 6 years
  • the tenant(s) is a private individual and not a company
  • the property will be used for residential purposes only (not business or agriculture)
  • tenants have exclusive occupation of the property let under the agreement

Alternative documents

AST agreements for other types of property

Each of our AST agreements is edited for a particular type of property to save you extra work. This document has been customised for a furnished house.

If you are letting a furnished or part furnished flat, see this agreement for a furnished flat.

If you live in the same property

If you (the landlord) also live at the property (for example, you are renting a room in your own home), you should let using a residential licence agreement and not an AST. A licence agreement gives the tenant far fewer rights and allows you to give less notice to the tenant to move out. You retain greater control.

Other agreements

We also stock a full range of less commonly used agreements for situations where an AST is not appropriate. Search our site using the bar at the top of any page, or see our article on which to choose.


This is a comprehensive template that also includes additional forms and letters. Some of the most important provisions in this AST agreement are:

  • Guarantor: essential if tenant is not in full employment.
  • Provision for you to use an agent (perhaps you are the agent)
  • Rent deposit provisions and explanation for tenant
  • Landlord's access: to view or show prospective lenders or buyers
  • Menu of over 40 tenant's covenants (promises) setting out what tenant can and cannot do

The law relating to this document

This agreement complies with:

  • the Housing Acts (1988 and 1996)
  • the Tenancy Deposit Protection Scheme introduced in April 2007 and updates since then, including the availability of new insurance based tenant deposit protection schemes in April 2013
  • the Tenant Fees Act 2019

This document was written by a solicitor for Net Lawman. It complies with current English law.

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