Are you on form for the Renters’ Rights Act?

Having the right forms, notices and agreements is a crucial element of the new Renter’s Rights Act. 

Although the government provides the statutory forms that accompany the new act, it no longer provides a “model tenancy agreement”.

The Assured Shorthold Tenancy (AST) – for which the government previously supplied a free Model Tenancy Agreement – was abolished in England on 1 May, and all residential tenancies are now Assured Periodic Tenancies (APT). 

So, it seems that while the government no longer publishes a free “model tenancy agreement” template, it does provide officially prescribed forms for all the tenancy notices and guidance required for the new law. 

To operate legally as a landlord in England, you must use these compliant APT forms and notices as well as an updated AP tenancy agreement for new tenancies. 

If you have an existing tenant or tenants signed up to an AST, you must by now have given them – by 1 May 2026 – the statutory notice (information sheet) informing them of the new rules, but you are not compelled to update your existing written tenancy agreement.

If you had a tenancy based on a verbal agreement prior to 1 May 2026, you must have provided your tenants with a written statement of terms before 31 May 2026. 

It must set out all the key terms and conditions of the tenancy, including rent amount, payment frequency, and tenant obligations. Failure to provide the required written statement or the Information Sheet by the deadline can result in a civil penalty of up to £7,000 from the local authority.

Key terms in the new agreements

Your new tenancy agreement must provide for the new rules embodied in the new Renters’ Rights Act, including such things as: 

Having no fixed end date but a contract that operates on a monthly or weekly period, on a rolling basis known as a periodic tenancy – there are no fixed terms anymore. 

Rent increases are restricted to one per year and must use the official Section 13 process and Form 4A to propose a rent increase. 

The official legal process landlords in England must now use to raise the rent (only after one year has elapsed) on an APT involves at least two months' written notice using Form 4A. 

If your tenant disputes your proposed increase to an open market rent, your tenant has the right (upon the payment of £47) to challenge your Section 13 notice by applying to the First-tier Tribunal (Property Chamber) before the new rent start date. 

The Tribunal will review the market rate and either approve your proposed increase or lower it to what is deemed a fair market rent. The tribunal cannot increase it if your proposed increase was under the market rent.

Your agreement must also reflect all the other changes introduced in the new act, for example, on the updated health and safety standards and hazards such as Awaab's Law. See: https://www.gov.uk/assured-tenancy-agreements-a-guide-for-landlords

Where to find new agreements

The government has confirmed the wording for APTs which means landlords and agents can now prepare updated tenancy agreements. 

If you want to draft a new APT agreement from scratch, the government advises using a template provided by a trusted source, for example an industry body or a reputable commercial provider, as these will ensure that they meet all the statutory requirements. 

For example, Propertymark and the National Residential Landlords Association (NRLA) provide templates for their members, while other commercial providers such as OpenrRent provide free legally checked sample APT templates.

Netlawman - Tenancy Agreements, a complete guide for landlords and tenants

The free British Property Federation (BPF) APT template aligns with institutional standards and is available for download as a Word document.

Essential government prescribed forms

The prescribed forms which the government provides are legally required for serving notices or dealing with disputes. You must not alter the wording in these forms as you could invalidate your notice. It’s also critical that you get all the information you include on the form absolutely correct; otherwise, again, your notice will be invalid. 

Increasing the rent

The Section 13 form 4A is one of the key forms landlords are required to use when proposing a rent increase. Rent review clauses in agreements are no longer valid.

To progress a rent increase, you should first establish what a fair open market rent is. Speak to local agents and keep an eye on advertisements for similar properties in the area. Try to pitch your rent level at or just below what would be considered a fair market rent. 

It’s a good idea to collect evidence in case your claim is challenged. For example, a local agent’s valuation letter and published ads for similar local properties.

When advertising a new tenancy, any rent level advertised or mentioned to the tenant cannot be renegotiated later unless you agree to lower it – that’s it; you must stand by your stated rent.

It’s a good idea to discuss your rent increase with your tenant to try to come to an amicable arrangement acceptable to both parties. Tenants will more likely accept smaller annual increases to market levels rather than having a large jump-up after a prolonged period. 

This should suit landlords too, as to some extent the act is backing landlords keeping rent levels in line with market rates.

Download and complete your form 4A. The form includes guidance on how to use it and serve it at least 2 months before you want the increase to commence – an increase from a specific rent day.

Remember, you need to follow through with the section 13 form and notice period, even if you have managed to agree a rent increase with your tenant. 

Serving the notice correctly

You can serve the notice in person or by post or, if this method of notice service is specified in the tenancy agreement, via email. Whichever method of service you use, you should obtain proof of delivery.

If your tenant disputes the rent increase as being above the open market rent, they can challenge it at the First-tier Tribunal (FTT), asking it to decide what the new rent should be. 

The tribunal process

Tenants can apply to the tribunal, which will cost them £47, though fee waivers are available for low-income tenants. 

The tribunal cannot raise the rent higher than the amount you initially requested and any increase it does approve cannot be backdated; the approved new rent takes effect from the date of the tribunal’s decision. 

In order to establish a fair market rent at the tribunal, you should provide evidence of local market rates. Agents’ valuation letters, Rightmove, Zoopla and local paper listings for similar local properties are all valid evidence. The tribunal will need to see the tenancy agreement and an inventory with photos of your property's condition.

Tribunal delays

Landlords have expressed concern that there could be long delays in tribunal processes for rent increases, depending on the volume of challenges to rent increases. Landlords are advised to set rent increase claims accurately at fair open market levels and provide good evidence to assist the tribunals with decisions.

Be warned, The London Renters Union and others have together launched an online tool to assist tenants in challenging rent increases under the powers introduced by the Renters’ Rights Act – https://resistrentrises.org/ 

This initiative brings together tenant unions from across the country to help renters utilise First-tier tribunals to contest rent rises they believe exceed market rates.

Chris Norris, Chief Policy Officer at the National Residential Landlords Association, has said in response to this initiative: 

“Rather than encouraging tenants to challenge rent proposals by default, and risk introducing unnecessary acrimony into the landlord-tenant relationship, we would always recommend an open and honest conversation with a view to finding compromise where possible. It is far more likely to yield a positive outcome in the long run."

See also – https://www.landlordzone.co.uk/news/increasing-the-rent-how-do-i-go-about-it

[Main image credit: Andrea Placquardio]