Assured shorthold tenancy agreements

Residential tenancy law is a minefield. Not complying with precise law can invalidate parts of an agreement and leave a landlord powerless to gain possession or control tenants.

Our agreements provide you a document you can trust. When your house or flat has such high value, you need a written contract that keeps you in control and your tenant paying the rent.


Assured shorthold tenancy agreement (AST): any property

15 Reviews

This agreement can be used to let any type of residential property: a flat or a house; furnished or unfurnished.

It is a master version, ideal for landlords with property portfolios or for letting agents. Because it has not been tailored for a single type of property, it can be reused easily for multiple properties.

Assured shorthold tenancy agreement: single room

7 Reviews

This is an assured shorthold agreement (AST) to let a single room. It provides for sharing and maintenance of common areas like the kitchen and the bathroom.

Assured shorthold tenancy agreement (AST): student accommodation; single room; no deposit

This is an AST agreement to let a single room to a student.

It includes optional paragraphs relating to:

  • additional services provided by the landlord: either included in the rent or at an extra cost
  • upfront payment of the rent at the start of the academic year when tenant is likely to have received a grant or a loan

A deposit is not taken, so the landlord does not concern himself or herself with deposit protection schemes (TDP), which are unlikely to be practical when letting to students.

Tenancy Deposit Protection Scheme notice

Use this notice to comply with the requirement of the Tenancy Deposit Protection Scheme Regulations that certain information is provided to the tenants within 30 days of signing a residential tenancy agreement. This document is an easy way to ensure that you as a landlord cover provide all the information necessary. It is suitable for all residential tenancies.

Property inventory

13 Reviews

Standard inventory for any property.

Rent guarantee agreement

24 Reviews

Bring in a guarantor for your tenant using this agreement. It supplements any residential tenancy agreement, including AST agreements.

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Written in plain English

We avoid legal terminology unless necessary. Plain English makes our documents easy to understand, easy to edit and more likely to be accepted.

Guidance notes included

You don’t need legal knowledge to use our documents. We explain what to edit and how in the guidance notes included at the end of the document.

Support from our legal team

Email us with questions about editing your document. Use our Lawyer Assist service if you’d like our legal team to check your document will do as you intend.

Up to date with the latest law

Our documents comply with the latest relevant law. Our lawyers regularly review how new law affects each document in our library.

About each assured shorthold tenancy agreement template

Each of these documents creates an assured shorthold tenancy.

To make property management easier, each of our agreements includes another 11 commonly used notices, forms and letters, each with its own notes and the notices with draft completed text.

That makes the pack of property documents convenient for private landlords and agents and extremely good value.

With each assured shorthold tenancy agreement template, we include:

  • Form 6A: which replaces Section 21(1) or (4) notice to terminate a tenancy
  • a Section 8 notice for possession
  • a security deposit rent receipt
  • a form to record the details of the deposit protection scheme
  • a letter warning of late payment of rent
  • a letter claiming rent arrears
  • a letter to the Housing Benefit Department
  • a draft inventory (with explanatory notes on how to use)
  • a cold weather letter to remind tenants to ventilate and heat the property
  • a smoke and carbon monoxide detector release letter and form

Strong legal protection for landlords

Residential tenancy law favours the tenant rather than the landlord. The key to letting safely is to have a tenancy agreement that protects your rights as strongly as possible within the framework of landlord and tenant law.

Plain English

Your tenancy agreement is jargon-free, written in plain English. It is easy for you and your tenant to understand.

Using plain English in no way reduces the legal effect. In many cases, it strengthens it since if your tenant understands, they will have no excuse not to comply.

We also include guidance notes that explain each paragraph.

Multiple use by the same landlord or letting agent

There is no restriction on your use of this document. You may standardise it and re-use for every property you let.

Is an assured shorthold agreement suitable?

The basic qualifying conditions for an AST are:

  • rent between £1,000 and £100,000 per year
  • letting period: at least 6 months to a maximum of 6 years
  • the tenant is a private individual and not a company
  • the property will be used for residential purposes only (not business or agriculture)
  • the tenant has exclusive occupation of the property

If an AST is not suitable, you might use:

  • a common law tenancy agreement - one that fails to qualify in some way as an AST
  • a company let agreement - a company is not protected so you can easily obtain possession if the tenant or occupier is in breach
  • a residential licence agreement, commonly known as a lodger agreement
  • a holiday property letting agreement

Housing law relating to these documents

The Assured Shorthold Tenancy Notices and Prescribed Requirements (England) Regulations 2015 have changed residential tenancy law.

The documents in this pack comply with those regulations, the Housing Act 1988, the Housing Act 1996 and the Tenancy Deposit Protection Scheme introduced in April 2007 amended by these Regulations.

Tenant Fees Act 2019

The Tenant Fees Act 2019 prevents landlords and agents from charging tenants fees for services that a tenant cannot refuse to take, such as referencing. All our rental agreements comply with this Act.

Setting up your tenancy agreement

Joint and several liability

Every tenancy agreement template specifies that if there is more than one tenant, they are jointly liable, in particular, for the total rent, even if they decide between themselves how to split payment of it.

The advantage to the landlord of renting on a joint and several liability basis is that you can pursue any of the tenants for any unpaid rent. Effectively, the risk that one of the tenants might not pay the rent is transferred to the other tenants, not you.

Over 35 tenant promises (covenants)

No letting is quite the same - each situation requires different terms. In these tenancy agreements we give you a choice of over 35 tenant promises and restrictions.

You can 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 can select which tenant deposit protection scheme you will be using.

Tenancy deposit protection schemes

Private landlords using an AST agreement are required by law to use a deposit protection scheme. (You can also use ascheme if you rent a room to a lodger in your own house under a residential licence agreement.)

To avoid arguments about what was in the property at the start, the parties should agree a detailed schedule of condition (an inventory), listing every item of fixture, fitting and furniture and providing a note of its condition.

Letting a single room

Thousands of rooms are let every year under a simple residential licence to occupy, rather than an AST.

It is often better to let under an AST than a licence. We offer alternative agreements for letting a single room: one is explicitly for students and the other for anyone else.

The student version is constructed around the academic year, so that you ask for rent at a time when the student can pay. This is the best insurance against a student leaving before the final payment has been made and when you cannot re-let for a short period.

The alternative single room version closely follows the model of the other versions.

Insist on a guarantor

There is no need for a separate guarantor agreement

The guarantor provides a promise to pay rent unpaid by the tenants and also for any loss or damage. We include provisions for a guarantor within each document. You do not need a separate rent guarantee document.

In these agreements, we place the guarantor on the same basis as the tenants. So if the tenants are jointly and severally liable, the guarantor will be as well.

Ending an assured shorthold tenancy

ASTs are usually issued for a fixed period of 6 or 12 months. Six months is the minimum initial fixed term possible.

If a landlord decides not to renew a tenancy, they issue Form 6A as under section 21 of the Housing Act 1988.

Landlords can terminate a tenancy before the fixed period elapses. However, to regain possession, they must obtain an order from a court after issuing the tenant with a Section 8 Notice. This notice states that the landlord intends to seek possession of the property and the grounds on which possession is sought.

What customers thought
Great Service
I was not concerned about using Net Lawman because although they are online forms, they are backed by lawyer service if required. I bought the Short term rental agreement having already used the system & lawyer to check when writing my will. The best feature of your system is that the contracts are not written in stone: we can alter things to suit the situation. Sometimes that is vital. Using the Assured tenancy agreement saved me a lot of time (and the agent I used to use for rental s was far more expensive and used to sneak in clauses without my noticing such as their fee went up!). I will always recommend Net Lawman. It's the best I found after extensive searching. Price, Product, Service & Back up all 5 star. Thanks
Francesca Anne Roe
Great Service
It was fast and efficient and reasonably priced.
Steven Gothard
Have Used Before
I have used this agreement several times and found it straightforward, easy to understand and up-to-date. I would recommend it.
Marilyn Rowan
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