How to read a tenancy agreement: a plain English guide

Why tenancy agreements matter more than ever

A tenancy agreement is a legal contract. What it says can affect your rights around rent increases, keeping pets, subletting, and getting your deposit back. Most people sign without reading more than the first page.
Since 1 May 2026, the tenancy landscape in England has changed significantly under the Renters' Rights Act 2025. Fixed-term tenancies for most private renters have been replaced by periodic (rolling) tenancies. That means some clauses that were common in older agreements, such as fixed-term break clauses, no longer apply in the same way. Even so, a written tenancy agreement still sets out important terms you need to understand.
This guide explains the key sections of a standard tenancy agreement in plain English.

Parties and property

The opening section names the landlord and tenant(s) and identifies the property. Check that your full legal name is spelled correctly, that the address is exactly right, and that the landlord's name and contact address are included. You are entitled to know who your landlord is and how to contact them.
If the property is managed by a letting agent, the agreement should still name the actual landlord (not just the agency). You have a legal right to request the landlord's name and address if it is not given.

Term and tenancy type

For any new tenancy starting on or after 1 May 2026, the agreement should reflect an assured periodic tenancy. There is no fixed end date. The tenancy rolls from period to period (usually monthly) until either you or the landlord ends it lawfully.
If you are looking at a tenancy agreement for a tenancy that started before 1 May 2026, it may still reference a fixed term. As of 1 May 2026, those fixed terms converted automatically to periodic tenancies by operation of law. You do not need to sign a new agreement for this to take effect.

Rent and how it can be increased

The agreement should state the rent amount, when it is due, and how it must be paid. Under the Renters' Rights Act 2025, landlords can only raise your rent once per year. They must give you at least two months' written notice of any increase, using the prescribed Section 13 notice. You have the right to challenge an increase you consider above the market rate at the First-tier Tribunal.
Watch for any clause that purports to allow more frequent rent increases or that tries to tie rent to an index automatically without a proper notice process. Those provisions may be unenforceable.

Deposit

The agreement should state how much deposit is required and which government-approved deposit protection scheme will be used. Your landlord must protect your deposit within 30 days of receiving it and provide you with prescribed information about the scheme. Failure to do so means they cannot serve a valid possession notice and you may be entitled to compensation of one to three times the deposit amount.
The cap on deposits is five weeks' rent for tenancies with annual rent under £50,000.

Permitted use

Nearly all tenancy agreements restrict use to residential purposes only, meaning you cannot run a business from the property. That is standard. But check whether the agreement places additional restrictions, such as prohibiting working from home entirely. That is harder to enforce in practice but worth noting.

Pets

Landlords can no longer impose a blanket ban on pets under the Renters' Rights Act 2025. If you want to keep a pet, you must make a written request to your landlord. They can only refuse on reasonable grounds, such as the size of the property or the type of animal. If they agree, they can require you to have pet insurance or to cover any damage the pet causes.
If the agreement says "no pets" with no further detail, ask your landlord to confirm the position in writing before you sign.

Subletting and guests

Most agreements prohibit subletting without the landlord's consent. That is standard. What is not standard is any clause that tries to prohibit having overnight guests or family members staying for short periods. Clauses of that kind are almost certainly unenforceable.

Repairs and maintenance

The agreement may include repair clauses, but your core rights under Section 11 of the Landlord and Tenant Act 1985 apply regardless of what the agreement says. A clause that says you are responsible for structural repairs or for keeping the boiler in working order is unenforceable. Do not be put off by clauses that look like they override your rights. They do not.
What the agreement legitimately can require of you: keeping the property in a reasonable state of cleanliness, reporting damage promptly, and not causing deliberate damage.

What landlords cannot include

Clauses that are automatically void or unenforceable include:

• Waiving your right to a habitable property
• Requiring you to pay fees not permitted under the Tenant Fees Act 2019 (beyond rent, deposit, holding deposit, and a small number of permitted payments)
• Removing your right to challenge a rent increase at tribunal
• Blanket no-pet provisions (since the Renters' Rights Act 2025)
• Any clause that discriminates on the basis of benefits status or having children

What to do before you sign

Read the whole agreement, not just the headline terms. If something is unclear, ask. If you find a clause that looks unusual or unfair, it is worth getting a second opinion before you sign.
You can upload your tenancy agreement to Heulex to get a plain-English summary of the risks and unusual clauses. It takes a few minutes and flags the issues that matter most.