When is an Assured Shorthold Tenancy Agreement used in the UK?

Most private residential tenancies in England are Assured Shorthold Tenancies if the tenant lives in the property as their main home and the landlord does not live there.

Does an Assured Shorthold Tenancy Agreement apply across the whole United Kingdom?

ASTs mainly apply in England and Wales. Scotland and Northern Ireland use different residential tenancy regimes and documents.

What is a break clause in an Assured Shorthold Tenancy Agreement?

A break clause allows the landlord, tenant, or both to end a fixed-term tenancy early if the conditions in the agreement are met.

What does a tenancy deposit clause cover?

Deposit clauses set out the deposit amount, deductions, return process, and protection requirements under an authorised tenancy deposit scheme.

What does a rent clause include in a residential tenancy agreement?

A rent clause states the rent amount, payment dates, payment method, and any rules on late payment or rent review.

What are repair clauses in an Assured Shorthold Tenancy Agreement?

Repair clauses explain the landlord’s statutory repair duties and the tenant’s responsibilities for keeping the property clean and reporting damage.

Can a landlord enter the property under an AST clause?

A landlord access clause sets when and how the landlord may enter the property, usually requiring reasonable notice except in emergencies.

What is a utilities clause in a tenancy agreement?

A utilities clause identifies who pays for gas, electricity, water, council tax, broadband, and other services during the tenancy.

What does a subletting clause mean in an AST?

A subletting clause states whether the tenant may sublet, take in lodgers, or assign the tenancy, usually requiring the landlord’s written consent.

Can an Assured Shorthold Tenancy Agreement include a pets clause?

A pets clause sets out whether pets are allowed, whether consent is needed, and any conditions for keeping animals at the property.

What is a termination clause in an Assured Shorthold Tenancy Agreement?

A termination clause explains how the tenancy can end, including notice requirements, expiry of the fixed term, surrender, or statutory possession procedures.

How does the clause library support an AI tenancy agreement generator?

The library helps users compare, understand, and select suitable clauses before generating a complete residential rental agreement.

How should I choose clauses for my tenancy agreement?

You should review each clause carefully and ensure it reflects the property, tenancy type, current law, and the agreement between landlord and tenant.

Should AST clauses be updated for changes in UK rental law?

Yes. Clauses should be kept up to date with UK housing law, tenancy deposit rules, and any changes affecting residential landlords and tenants.

EN-GB>Residential>Assured Shorthold Tenancy Agreement>UK AST Agreement Clause Library

United Kingdom Assured Shorthold Tenancy Agreement Clause Library

Created: 4 Jun 2026

This clause library helps landlords, tenants, and property professionals understand key AST terms and choose suitable wording for UK rentals. For a complete template, visit the AI Generated British Assured Shorthold Tenancy Agreement (AST Agreement) page.

Clause name	Purpose	Typical inclusion status	Plain English summary	Drafting considerations
Legal compliance
Parties and Property	Identifies the landlord, tenant and rented property.	Core	States who is bound by the agreement and what premises are let.	Use full legal names, service addresses and a precise property description.
Assured Shorthold Tenancy Status	Confirms the intended legal nature of the tenancy.	Core	Says the tenancy is intended to be an assured shorthold tenancy where the statutory conditions are met.	Do not use if the letting cannot legally be an AST, such as some company lets or high-rent tenancies.
Termination and notices
Fixed Term and Start Date	Sets when the tenancy starts and its initial duration.	Core	Gives the start date, end date and any fixed-term period.	Ensure dates align with rent periods, possession rules and any break clause.
Periodic Tenancy Continuation	Explains what happens if the tenant remains after the fixed term.	Common	The tenancy may continue periodically after the fixed term unless ended lawfully.	State whether continuation is contractual or statutory and match rent periods.
Rent and payment
Rent Amount	Records the rent payable by the tenant.	Core	States how much rent the tenant must pay.	Specify whether rent includes any bills, service charges or other sums.
Rent Payment Date and Method	Sets when and how rent must be paid.	Core	Requires rent to be paid on stated dates by the agreed method.	Include bank details carefully and allow for changes by written notice.
Rent Payable In Advance	Clarifies that rent is due before the period it covers.	Common	The tenant pays rent at the start of each rent period.	Make clear whether the first and last payments are apportioned.
Interest on Late Rent	Allows limited interest to be charged on overdue rent.	Common	Interest may be charged only if rent is sufficiently overdue and within legal limits.	For England, align with permitted payment rules and avoid penalty rates.
Rent Review	Sets how rent may be increased during the tenancy.	Optional	Explains when rent can change and how the new rent is calculated or agreed.	Use clear timing, formula and notice wording avoid unfair unilateral discretion.
Deposit
Tenancy Deposit Amount	Records the deposit and supports compliance with deposit caps.	Core	States the deposit paid by the tenant as security for tenancy obligations.	For England, check the statutory cap of five or six weeks depending on annual rent.
Deposit Protection Scheme	Confirms the landlord's duty to protect the deposit.	Core	The deposit must be protected in an authorised scheme and prescribed information given.	Include scheme details or require prompt notice once protection is completed.
Permitted Deposit Deductions	Explains when the landlord may claim from the deposit.	Core	Deductions may cover unpaid rent, damage, cleaning, missing items or other tenant breaches.	Tie deductions to actual loss and avoid betterment or vague charges.
Deposit Return and Dispute Process	Sets how the deposit will be repaid or disputed.	Common	After the tenancy ends, undisputed sums are returned and disputes use the scheme process.	Match the selected scheme rules and avoid fixed deduction schedules.
Holding Deposit Treatment	Explains how any pre-tenancy holding deposit is applied or retained.	Situational	A holding deposit may be offset against rent or deposit, or refunded or retained only as allowed.	For England, ensure amount and retention reasons comply with tenant fees legislation.
Repairs and maintenance
Landlord Repairing Obligations	Records the landlord's statutory and contractual repair duties.	Core	The landlord keeps the structure, exterior and key installations in repair.	Do not exclude or reduce statutory repair obligations.
Landlord obligations
Fitness for Human Habitation	Reflects the landlord's duty to provide and maintain a habitable home.	Common	The property must be fit to live in at the start and during the tenancy.	Do not limit statutory rights include tenant duty to report defects promptly.
Tenant obligations
Tenant-Like Manner	Requires the tenant to take reasonable care of the property.	Core	The tenant must use the property sensibly and do minor day-to-day tasks.	Do not make the tenant responsible for landlord statutory repairs or fair wear and tear.
Repairs and maintenance
Reporting Defects and Damage	Requires prompt notice of repair issues or damage.	Core	The tenant must tell the landlord about defects, leaks, hazards or damage promptly.	Specify contact method and emergency reporting arrangements.
Tenant Damage Liability	Makes the tenant responsible for damage they cause.	Core	The tenant must pay for damage caused by them, their household or visitors.	Exclude fair wear and tear and require evidence of loss.
Deposit
Fair Wear and Tear	Protects the tenant from paying for ordinary deterioration.	Common	The tenant is not liable for normal ageing or reasonable use of the property.	Avoid charging replacement cost where repair or apportionment is fair.
Tenant obligations
Cleanliness and End of Tenancy Cleaning	Sets cleaning standards during and at the end of the tenancy.	Common	The tenant must keep the property reasonably clean and return it to the agreed standard.	In England, do not require paid professional cleaning unless the cost is lawfully recoverable for breach.
Deposit
Inventory and Schedule of Condition	Creates evidence of contents and condition at check-in.	Common	An inventory records what is provided and the property's condition at the start.	Attach, date and sign the inventory include photos and meter readings where possible.
Access and inspections
Landlord Access for Inspection and Repairs	Allows reasonable access for inspection and works.	Core	The landlord may enter at reasonable times after notice to inspect or repair.	Usually require at least 24 hours written notice except emergencies.
Landlord obligations
Quiet Enjoyment	Protects the tenant's right to occupy without unlawful interference.	Core	The landlord must not disturb the tenant's lawful occupation of the property.	Balance with lawful access rights and emergency entry wording.
Access and inspections
Emergency Entry	Allows urgent entry to protect people or property.	Common	The landlord or contractor may enter without usual notice in a genuine emergency.	Define emergencies narrowly, such as fire, flood, gas leak or structural danger.
Viewings Before Tenancy End	Permits access for prospective tenants or buyers near the end of the tenancy.	Common	The tenant must allow reasonable viewings after proper notice during the final period.	Limit to reasonable hours, reasonable notice and a defined final period.
Tenant obligations
Use as Private Residence	Restricts use to residential occupation.	Core	The tenant must use the property as a private home only.	Consider reasonable home working and insurance, planning or mortgage restrictions.
Permitted Occupiers	Controls who may live at the property.	Common	Only named tenants and approved occupiers may live at the property.	Avoid discriminatory wording and consider HMO or overcrowding limits.
No Subletting or Assignment	Prevents unauthorised transfer or sharing of the tenancy.	Core	The tenant must not sublet, assign or part with possession without consent.	Specify whether lodgers, short lets or licence arrangements are also prohibited.
No Short-Term Letting	Prevents Airbnb-style or holiday letting use.	Common	The tenant must not let the property to guests or use it for holiday accommodation.	Cross-check with mortgage, lease, planning and insurance restrictions.
Nuisance and Anti-Social Behaviour	Prohibits conduct that disturbs neighbours or breaches the law.	Core	The tenant must not cause nuisance, harassment, annoyance or anti-social behaviour.	Include responsibility for household members and visitors avoid vague overreach.
No Illegal or Immoral Use	Prohibits criminal or unlawful use of the property.	Core	The tenant must not use the property for illegal activity or allow others to do so.	Coordinate with possession grounds and evidence requirements.
Pets and alterations
Pets and Animals	Controls whether pets are allowed at the property.	Optional	Pets are allowed, prohibited or require consent, depending on the agreement.	Avoid blanket wording where inappropriate address damage, cleaning, nuisance and allergies.
Alterations and Improvements	Controls physical changes to the property.	Core	The tenant must not alter, improve or add fixtures without permission.	Cover drilling, decorating, satellite dishes, smart devices and reinstatement obligations.
Decoration and Wall Fixings	Sets rules for painting, wallpapering and fixing items to walls.	Common	The tenant needs permission before redecorating or making holes or fixings.	Allow reasonable picture hanging if desired and state reinstatement requirements.
Tenant obligations
Smoking and Vaping	Regulates smoking or vaping at the property.	Optional	Smoking or vaping may be prohibited inside the property or in specified areas.	Consider communal areas, gardens, fire safety, odour and cleaning evidence.
Repairs and maintenance
Garden Maintenance	Allocates routine garden care responsibilities.	Situational	The tenant must keep gardens tidy, mow lawns and avoid damaging plants if agreed.	Distinguish routine upkeep from specialist tree work or structural landscaping.
Tenant obligations
Refuse, Recycling and Bins	Requires proper disposal of waste.	Common	The tenant must use bins properly and follow local collection rules.	Useful for flats, HMOs and properties with shared bin stores.
Utilities and services
Utilities and Council Tax	Allocates responsibility for utilities and council tax.	Core	The tenant usually pays gas, electricity, water, council tax, broadband and similar charges.	State included bills clearly and account for HMOs, student lets or council tax exemptions.
Meter Readings and Utility Accounts	Manages utility account setup and final bills.	Common	The tenant must provide opening and closing meter readings and notify suppliers.	Record readings in the inventory and require forwarding address for final bills.
Changing Utility Suppliers	Controls or confirms the tenant's ability to switch suppliers.	Optional	The tenant may switch suppliers if they pay the bills, subject to agreed notice rules.	Avoid unlawfully restricting switching where the tenant is directly responsible for bills.
Internet, Telephone and TV Services	Allocates responsibility for communications services and TV licensing.	Common	The tenant pays for their own broadband, phone, TV services and licence unless included.	Cover installation consent, cabling, satellite dishes and service cancellation.
Landlord obligations
Insurance and Tenant Belongings	Clarifies property insurance and tenant contents responsibility.	Common	The landlord insures the building the tenant insures their own possessions.	Do not require tenant to insure landlord risks unless legally and commercially justified.
Tenant obligations
Keys, Locks and Security Devices	Controls keys, lock changes and security devices.	Core	The tenant must look after keys and not change locks without consent except where justified.	Allow emergency security steps and require landlord copies where lawful and safe.
Rent and payment
Lost Keys and Security Costs	Allows recovery of reasonable costs for lost keys or security devices.	Common	The tenant may have to pay reasonable replacement costs if they lose keys or fobs.	For England, charges must be evidenced, reasonable and within permitted payment rules.
Legal compliance
Fire Safety and Smoke Alarms	Addresses smoke alarms, carbon monoxide alarms and tenant cooperation.	Core	Required alarms must be installed and checked, and the tenant must not tamper with them.	Reflect current alarm rules and allocate routine battery reporting or replacement clearly.
Gas Safety Certificate	Confirms gas safety inspection and certificate duties.	Core	The landlord must arrange gas safety checks and provide the required record where gas exists.	Include tenant cooperation for access but do not shift the landlord's compliance duty.
Electrical Safety Standards	Addresses electrical installation inspection and safety duties.	Core	The landlord must ensure the electrical installation is inspected and safe where rules apply.	Require tenant access cooperation and reporting of electrical hazards.
Energy Performance Certificate	Confirms provision of an EPC where required.	Core	The tenant should receive a valid EPC for the property before or at letting where required.	Check exemptions and minimum energy efficiency rules before letting.
Right to Rent Checks	Supports immigration status checks for adult occupiers in England.	Common	Adult occupiers may need to provide documents or share codes proving their right to rent.	Applies in England avoid discrimination and handle personal data lawfully.
How to Rent Guide Acknowledgement	Records delivery of the current How to Rent guide in England.	Common	The tenant confirms receipt of the latest How to Rent guide where required.	Use the current version and keep evidence of service, especially for section 21 readiness.
HMO and Selective Licensing Compliance	Addresses property licensing duties where the property is an HMO or in a licensing area.	Situational	The landlord must hold any required HMO, additional or selective licence.	Check local authority schemes and licence conditions before occupation.
Rent and payment
Permitted Payments Only	Ensures tenant charges are limited to lawful permitted payments.	Core	The tenant only pays rent, deposit and other charges allowed by law.	For England, remove admin fees, check-out fees and other prohibited default charges.
Legal compliance
Personal Data and Privacy	Explains use of tenant personal data for tenancy management.	Common	The landlord may process personal data for checks, management, repairs and legal compliance.	Provide a privacy notice and avoid using the AST as the only data protection notice.
Termination and notices
Break Clause	Allows early termination during a fixed term if conditions are met.	Optional	Either one or both parties may end the tenancy early after giving the required notice.	State who can use it, earliest date, notice length and any conditions clearly.
Tenant Notice to Quit or Vacate	Sets how the tenant may end the tenancy.	Core	The tenant must give the correct notice if they want to leave lawfully.	Match fixed-term, break-clause and periodic tenancy rules.
Landlord Possession Notices	Refers to legal routes for landlord possession.	Core	The landlord must use the correct statutory notice and court process to regain possession.	Do not imply the landlord can evict without court order where one is required.
Section 21 Compliance Preconditions	Records documents and compliance steps relevant to no-fault possession in England.	Situational	A section 21 notice may be invalid if required documents or deposit rules are not satisfied.	Keep evidence of deposit protection, prescribed information, EPC, gas record and How to Rent service.
Abandonment and Uncollected Goods	Sets steps if the tenant appears to leave belongings behind.	Situational	The landlord may deal with abandoned goods only after proper notice and lawful process.	Avoid self-help eviction risk distinguish abandoned goods from continuing occupation.
Service of Notices	Specifies how formal notices may be served.	Core	Notices must be sent to agreed addresses or by agreed methods.	Check statutory notice rules before relying on email-only service.
Legal compliance
Landlord Address for Service	Provides an address in England or Wales for notices to the landlord.	Core	The tenant must be given a valid address for serving notices on the landlord.	Rent may be treated as not due until the required address is provided.
Landlord Identity Disclosure	Supports tenant rights to know the landlord's name and address.	Common	The agreement or later notice should identify the landlord and relevant address.	Ensure agent details do not obscure the legal landlord's identity.
Rent and payment
Joint and Several Liability	Makes each joint tenant responsible for all tenancy obligations.	Situational	Each joint tenant can be liable for the full rent and breaches by any joint tenant.	Use for joint tenancies and explain effect clearly to avoid misunderstanding.
Guarantor Guarantee	Provides third-party security for tenant obligations.	Situational	A guarantor promises to pay rent or losses if the tenant does not.	Prefer a separate deed define duration, renewals, variations and liability cap if any.
Legal compliance
Superior Landlord, Lease and Mortgage Conditions	Requires compliance with headlease or mortgage restrictions affecting the property.	Situational	The tenancy is subject to relevant superior lease, building and lender requirements.	Disclose tenant obligations actually relevant to them and obtain required consents before letting.
Tenant obligations
Block Rules and Communal Areas	Applies building rules for flats and shared spaces.	Situational	The tenant must follow reasonable building rules for halls, lifts, parking and shared areas.	Attach current regulations and avoid incorporating unknown future rules without limits.
Utilities and services
Parking Space Use	Defines any parking rights or restrictions.	Situational	The tenant may use only the stated parking space and must follow parking rules.	Clarify whether parking is included in the tenancy or licensed separately.
Tenant obligations
Storage, Bicycles and Communal Items	Controls storage of items in permitted and communal areas.	Optional	The tenant must store bikes and belongings only in approved places.	Important for fire safety, flats and shared entrances.
Guests and Overnight Visitors	Manages visitor use without creating unauthorised occupation.	Common	Guests are allowed for ordinary visits but must not move in or cause breaches.	Avoid unreasonable guest bans focus on duration, nuisance and overcrowding.
Home Working and Business Use	Controls business use while allowing ordinary home working if appropriate.	Optional	The tenant may work from home if it does not change the residential character or cause issues.	Consider mortgage, lease, planning, insurance, nuisance and customer visits.
Hazardous Materials and Overloading	Prevents dangerous storage or use of the property.	Common	The tenant must not store dangerous substances or overload floors, services or balconies.	Use practical examples without banning normal domestic items.
Repairs and maintenance
Appliances and Fixtures	Allocates care and repair responsibility for supplied appliances and fixtures.	Common	The tenant must use supplied appliances properly and report faults.	State whether landlord repairs all supplied appliances or only those legally required.
Ventilation, Condensation and Mould Reporting	Encourages proper ventilation and early reporting of damp or mould.	Common	The tenant should heat and ventilate reasonably and report damp, mould or leaks promptly.	Do not blame tenants automatically landlord must investigate structural or repair causes.
Pest Infestation	Allocates responsibility for pest issues depending on cause.	Optional	The tenant must avoid causing infestations and report pests the landlord handles structural causes.	Avoid blanket tenant liability where infestation is due to disrepair or pre-existing conditions.
Drains, Toilets and Blockages	Allocates responsibility for misuse-caused blockages.	Common	The tenant must not block drains or toilets and may pay for blockages caused by misuse.	Limit liability to tenant fault and exclude structural or ordinary wear issues.
Frost Protection and Heating	Reduces risk of frozen pipes and winter damage.	Optional	The tenant should take reasonable steps to heat and ventilate the property in cold weather.	Avoid unrealistic heating duties where fuel poverty or system defects are relevant.
Utilities and services
Council Tax Notification	Requires the tenant to deal with council tax registration where responsible.	Common	The tenant must tell the council when they move in or out if they pay council tax.	Account for landlord liability in some HMOs or special occupation arrangements.
Rent and payment
Rent Arrears and Possession Grounds	Warns that serious arrears may support possession proceedings.	Common	If rent is unpaid, the landlord may claim arrears and may seek possession using statutory grounds.	Do not replace statutory notice and court requirements with automatic termination wording.
Termination and notices
No Unlawful Eviction or Self-Help Re-Entry	Avoids suggesting the landlord can evict unlawfully.	Common	The landlord must follow lawful possession procedures and cannot simply change locks.	Avoid forfeiture-style wording unsuitable for protected residential occupation.
End of Tenancy Handover	Sets tenant duties when leaving the property.	Core	The tenant must leave, return keys, remove belongings and give vacant possession.	Coordinate with cleaning, inventory, utilities and deposit return clauses.
Forwarding Address	Helps handle final bills, deposit return and notices after departure.	Common	The tenant should provide a forwarding address before or when they leave.	Use data protection-compliant retention and sharing practices.
Legal compliance
Furniture and Furnishings Safety	Addresses fire safety of supplied furniture and furnishings.	Situational	Any supplied furniture must meet applicable fire safety standards.	Relevant to furnished lets keep labels and evidence of compliance.
Deposit
Furnished Let Contents	Lists landlord-owned furniture, appliances and contents included.	Situational	The tenant may use listed contents and must not remove or damage them.	Attach a detailed inventory with condition and replacement notes.
Termination and notices
Post and Mail After Departure	Deals with post received before or after the tenant leaves.	Optional	The tenant should redirect mail and the landlord is not responsible for ongoing postal service.	Do not authorise opening mail unlawfully suggest Royal Mail redirection.
Landlord obligations
Complaints and Managing Agent Contact	Gives contact details and process for tenancy issues.	Optional	The tenant is told who manages the property and how to raise concerns.	Include emergency contacts, repair reporting and agent authority limits.
Legal compliance
Dispute Resolution	Encourages agreed handling of disputes before formal proceedings.	Optional	The parties may try to resolve disputes through discussion, scheme ADR or court if needed.	Do not restrict statutory rights to court or mandatory deposit scheme processes.
Consumer Fairness and Severance	Helps preserve the agreement if a clause is unenforceable.	Common	If one clause is invalid, the rest may still apply, subject to consumer fairness rules.	Severance cannot save a fundamentally unfair or non-transparent term.
Governing Law and Jurisdiction	Identifies the legal system governing the agreement.	Core	The agreement is governed by the relevant law of the property jurisdiction.	Use England and Wales wording for ASTs in England or Wales do not use for Scottish PRTs.
Entire Agreement	Confirms the written agreement is the main record of terms.	Common	The parties rely on the written agreement and attached documents rather than informal promises.	Do not exclude liability for fraud or mandatory consumer rights.

What clauses are essential in a UK Assured Shorthold Tenancy Agreement?

Core AST clauses normally cover the parties, property, term, rent, deposit, repairing duties, tenant obligations, access, notices and legal compliance. These clauses help show the tenancy terms clearly and reduce disputes about payment, occupation, repairs and ending the tenancy.

Which AST clauses need special care because of UK law?

Deposit clauses should reflect tenancy deposit protection rules and prescribed information duties. A faulty deposit clause can affect a landlord's ability to use the section 21 possession route.
Repair clauses should not try to transfer statutory landlord repairing duties to the tenant. Landlord obligations under section 11 of the Landlord and Tenant Act 1985 are central for most residential lettings.
Access clauses should balance inspection and repair access with the tenant's right to quiet enjoyment. Usually the agreement should require reasonable notice except in emergencies.
Termination clauses should distinguish contractual break rights from statutory notice processes, including section 8 and section 21 Housing Act 1988 routes where applicable.
Fees and default charges should be checked against the Tenant Fees Act 2019, because many tenant payments are prohibited unless specifically permitted.

How should landlords use optional clauses in an AST?

Optional clauses such as pets, smoking, gardens, guarantors, sharers, parking, business use and alterations should be tailored to the property. Overly broad restrictions may be challenged as unfair, while vague clauses often fail to manage the practical risk they were meant to address.

Why should an AST clause library be reviewed before use?

An AST template should be adapted to the property, rent structure, deposit position, occupancy type and any licensing requirements. Clauses should be legally compliant, internally consistent and written in plain English so both landlord and tenant understand their rights and obligations.

Assured Shorthold Tenancy Agreement Clause Library

Want to Generate Your own Assured Shorthold Tenancy Agreement?

Docaro AI can help you write your own Assured Shorthold Tenancy Agreement for use in the United Kingdom in minutes.

Generate Your Document Now

FAQs

What is a United Kingdom Assured Shorthold Tenancy Agreement clause library?

A United Kingdom Assured Shorthold Tenancy Agreement clause library is a collection of common clauses used in residential tenancy agreements in England and Wales, organised to help users understand and draft rental contract terms.

Who can use this Assured Shorthold Tenancy Agreement clause library?

What clauses are included in an Assured Shorthold Tenancy Agreement?

Can this clause library help me create an Assured Shorthold Tenancy Agreement?

What should an Assured Shorthold Tenancy Agreement contain?

Show All FAQs