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UK tenancy agreement — the 2026 guide
A UK tenancy agreement is a contract between landlord and tenant that sets the terms of residential occupation. In England and Wales the default form is the Assured Shorthold Tenancy (AST); Scotland uses the Private Residential Tenancy (PRT); Northern Ireland has its own regime.
Tenancy types by nation
| Nation | Default tenancy | Governing law |
|---|---|---|
| England & Wales | Assured Shorthold Tenancy (AST) | Housing Act 1988 |
| Scotland | Private Residential Tenancy (PRT) | Private Housing (Tenancies) (Scotland) Act 2016 |
| Northern Ireland | Private Tenancy | Private Tenancies (NI) Order 2006 |
What a UK tenancy agreement must include
- Names and addresses of landlord and tenant(s)
- Full address of the let property
- Start date and length of the tenancy
- Rent amount, due date, and payment method
- Deposit amount and the scheme protecting it (ENG/WAL ASTs)
- Tenant's and landlord's obligations
- Notice required to end the tenancy
- Right to quiet enjoyment
- Prescribed information (How to Rent guide, EPC, Gas Safety certificate)
Deposit protection — the three UK schemes
- Deposit Protection Service (DPS) — Government's own scheme, custodial (free) and insurance-backed options.
- MyDeposits — Insurance-backed scheme.
- Tenancy Deposit Scheme (TDS) — Both custodial and insured options.
Deposits on ASTs in England and Wales are capped at 5 weeks' rent (for rent under £50,000/yr) under the Tenant Fees Act 2019.
Ending a UK tenancy
Under the current law, landlords of an AST can serve a Section 21 "no-fault" notice giving 2 months to vacate, or a Section 8 notice for cause (rent arrears, anti-social behaviour). The Renters' Rights Bill (expected 2025–2026) will abolish Section 21 and require a court-approved ground for possession in all cases.
Scotland — Private Residential Tenancy
Scotland replaced the AST with the Private Residential Tenancy (PRT) in December 2017. A PRT has no fixed end date and can only be ended by the landlord for one of 18 statutory grounds. Deposits must be protected with SafeDeposits Scotland, Letting Protection Service Scotland, or MyDeposits Scotland.
FAQs
What is a tenancy agreement in the UK?
A tenancy agreement is a contract between a landlord and a tenant setting out the rights and obligations of both parties. In England and Wales, the most common form is the Assured Shorthold Tenancy (AST), usually for 6 or 12 months, covered by the Housing Act 1988.
What is an Assured Shorthold Tenancy (AST)?
An AST is the standard residential tenancy in England and Wales since 1997. Rent must be under £100,000 a year, the property must be the tenant's main home, and the landlord must be a private individual or company (not a local authority). ASTs give landlords the right to regain possession through Section 21 notice (being phased out) or Section 8.
How much notice is needed to end a UK tenancy?
For an AST, landlords must give at least 2 months notice via Section 21 (no-fault) or 2 weeks to 2 months under Section 8 (for cause, such as rent arrears). Tenants must give 1 month notice (monthly tenancy) or whatever is in the AST. The Renters' Rights Bill will abolish Section 21 no-fault evictions.
What is a deposit protection scheme?
Since 2007, landlords of ASTs in England and Wales must protect tenant deposits in one of three government-approved schemes (DPS, MyDeposits, or TDS) within 30 days of receipt. Failure to protect exposes the landlord to a court penalty of 1–3 times the deposit and inability to serve a valid Section 21.