Standard tenancy for a furnished home (England). Answer a few plain-English questions and Scorpia drafts the complete document for your situation, checks it with a second review pass, and shows you a free preview before you pay anything.
Draft my ast furnished — free preview →ASSURED SHORTHOLD TENANCY AGREEMENT
Furnished Residential Property — Periodic Tenancy
THIS ASSURED SHORTHOLD TENANCY AGREEMENT (the "Agreement") is made on __________ between:
LANDLORD: __________ of __________ / __________, __________, acting as agent for the Landlord (the "Landlord"); and
TENANT(S): __________ of __________ and __________ of __________ (the "Tenant").
1. THE PROPERTY AND TENANCY DETAILS
(1.1) Property address: __________ (the "Property").
(1.2) Tenancy type: Assured Shorthold Tenancy (AST) — Statutory Periodic Tenancy running month to month.
(1.3) Tenancy start date: __________.
(1.4) Rent: £__________ per calendar month.
(1.5) Deposit: £__________.
(1.6) The Property is let furnished in accordance with the Inventory.
(1.7) The tenancy is granted on the terms of this Agreement and the Tenant's statutory rights under the Housing Act 1988 (as amended).
2. NATURE OF TENANCY
(2.1) This Agreement creates an Assured Shorthold Tenancy as defined by sections 19A and 20 of the Housing Act 1988 (as amended by the Housing Act 1996). The Tenant has the security of tenure rights provided by Part I of the Housing Act 1988.
(2.2) This is a periodic tenancy. There is no fixed term. The tenancy continues from month to month until ended in accordance with clause 7.
(2.3) Where there are two or more Tenants, they are jointly and severally liable for all obligations under this Agreement.
If you let a whole property in England to private tenants, the document you need in 2026 is an assured periodic tenancy. The assured shorthold tenancy and the section 21 notice were abolished by the Renters' Rights Act 2025 from 1 May 2026, and any form that still uses those words is out of date.
All new and existing private tenancies in England became periodic assured tenancies. You can no longer impose a fixed term, so a clause saying 'for a term of twelve months' has no effect. Tenants can leave on two months' notice at any time. Landlords can recover possession only on the grounds in Schedule 2 of the Housing Act 1988 as amended: for example selling the property or moving in yourself (grounds 1 and 1A, not usable in the first twelve months and needing four months' notice), or serious rent arrears (ground 8, now three months' arrears and four weeks' notice).
Rent is payable monthly or more often, and you may not take more than one month's rent in advance. Rent can be increased only once a year by a section 13 notice with at least two months' warning, and the tenant can refer it to the tribunal; rent-review clauses are void. Tenants may ask to keep a pet and you may not refuse unreasonably, though you can require pet insurance. Blanket bans on children or on people receiving benefits are unlawful, as is rental bidding above the advertised rent.
Under the Tenant Fees Act 2019 the deposit is capped at five weeks' rent (six where the annual rent is £50,000 or more). It must be protected in an authorised scheme and the prescribed information served within 30 days, and the agreement should name the scheme. A holding deposit cannot exceed one week's rent. Beyond rent and the deposit the only permitted charges are default fees for late rent (after 14 days, at the prescribed rate) or lost keys, up to £50 for an agreed change to the tenancy, and the actual cost of an agreed early termination. Anything else is a prohibited payment.
Keep the structure, exterior and installations in repair (section 11 of the Landlord and Tenant Act 1985); keep the home fit for human habitation; provide an annual gas safety certificate, an electrical installation condition report at least every five years, an energy performance certificate, smoke alarms on every storey and carbon monoxide alarms where required; and give the tenant the current government guide 'How to Rent'. The Decent Homes Standard and the Awaab's Law timescales for damp and mould now apply to private landlords too. You will also need to register on the landlord database and join the ombudsman scheme as those come into force.
The furnished version adds an inventory schedule and a clause on the condition and return of furniture, which is where most deposit deductions arise. Fire safety labels on upholstered furniture are the landlord's responsibility. If you are letting unfurnished, use the unfurnished template to avoid clauses that do not apply.
No. Since 1 May 2026 every private tenancy in England is periodic. You may agree a rent period (monthly is normal), but you cannot bind the tenant to a fixed length.
By serving the correct notice on ground 1 or 1A, which cannot be used in the first twelve months and requires four months' notice, and then, if the tenant does not leave, applying to court. The agreement explains the grounds neutrally so both sides know the position.
No. Wales uses an occupation contract under the Renting Homes (Wales) Act 2016 and Scotland a private residential tenancy. These are different documents; choose the jurisdiction when you start.
If three or more unrelated people share facilities, use the HMO room tenancy, which adds licensing, shared-area and fire-safety terms.
Yes. Every draft is checked against your answers and the current law by a second review pass before it is shown to you.
No. Scorpia is software that drafts and checks documents. It is not a law firm and does not give legal advice. For a dispute, a company sale or anything unusual, use a solicitor.