Are Free Periodic Tenancy Agreement Templates Safe to Use in England? (2026)

If you are searching for a free periodic tenancy agreement template in England in 2026, you are already ahead of most landlords, because the periodic tenancy is now the only kind of assured tenancy that exists. Since the Renters’ Rights Act 2025 came into force on 1 May 2026, fixed-term assured shorthold tenancies (ASTs) can no longer be granted. Every assured tenancy rolls on from one rent period to the next until it is lawfully ended. So a “periodic tenancy agreement” is no longer a niche option you choose; it is simply the tenancy agreement.

That sounds like good news for anyone hunting a free template. The catch is that the overwhelming majority of free periodic tenancy templates floating around the internet were written for the old world, and using one in 2026 can quietly expose you to fines, unenforceable clauses and rent increases that get struck down. This guide explains exactly which risks a generic free template carries, which clauses are now illegal, and how to tell a genuinely compliant template from a dangerous one.

Why “free periodic tenancy agreement template” is now the default search

Before May 2026, landlords overwhelmingly used fixed-term ASTs, with a periodic tenancy arising only when a fixed term expired and rolled into a “statutory periodic tenancy”. The periodic agreement was the afterthought.

The Renters’ Rights Act 2025 reversed that. The headline changes that matter to your tenancy agreement are:

• No fixed terms. You cannot grant a tenancy for a fixed minimum period. All assured tenancies are periodic.
• Section 21 abolished. The no-fault eviction route is gone, so any agreement referencing it is misleading.
• Rent-review clauses banned. Rent can only be increased through the statutory Section 13 process, once a year.
• Tenant exit on two months’ notice. A tenant can end the tenancy at any time by giving two months’ notice in writing.

Because the periodic model is now mandatory, a “periodic tenancy agreement template” is exactly what a new landlord needs. The danger is that search engines still surface years of legacy templates built around fixed terms and Section 21.

The short answer: are free templates still safe to use?

A free periodic tenancy agreement template can be perfectly safe, but only if it was written for the post-Renters’ Rights Act regime and reviewed since May 2026. The version, not the price, is what matters.

If a free template trips any item in the right-hand column, do not use it as-is. The risk is not theoretical: unlawful clauses can be unenforceable, and several breaches carry financial penalties enforced by the local authority.

The clauses that make an old free template illegal

Here is what to delete or rewrite if you are adapting an older periodic tenancy agreement template you found for free.

1. Fixed-term and Section 21 wording

Any clause that sets a “term of 12 months”, a “minimum term”, or refers to serving “a Section 21 notice” or “a notice under section 21 of the Housing Act 1988” is now wrong. Fixed terms cannot be granted and Section 21 is abolished. Possession now runs solely through Section 8 grounds, see Section 8 vs Section 21: what changed after the Renters’ Rights Act 2025.

2. Rent-review and rent-escalation clauses

Old templates routinely included a clause allowing the landlord to raise rent automatically each year, or by reference to RPI/CPI. These contractual rent-review clauses are now banned. Rent on a periodic assured tenancy can be increased only through a Section 13 notice, no more than once a year, using the current prescribed form on GOV.UK. Crucially, if the tenant challenges it at the First-tier Tribunal, the Tribunal cannot set the rent above the figure you proposed. For the full process, read Section 13 rent increases explained: the 2026 rules for England landlords.

3. Blanket “no pets” prohibition

A flat “no pets allowed” clause is no longer lawful. Tenants now have a statutory right to request to keep a pet, and the landlord must respond in writing within 28 days (extendable by a further 7 days if more information is reasonably needed). You can refuse only on reasonable grounds, and there is no deemed consent. You also cannot require the tenant to take out pet insurance as a condition. A modern template should contain a right-to-request clause, not a ban, see How to word a pet clause in a tenancy agreement after the RRA.

4. Banned fees and excessive payments

Templates predating the Tenant Fees Act 2019 sometimes still try to charge for references, inventories, renewals or admin. These are prohibited payments. A periodic tenancy agreement can only require the rent, a refundable tenancy deposit (capped at five weeks’ rent where annual rent is under £50,000), a holding deposit (capped at one week’s rent), and certain default/breach charges. Demanding more than one month’s rent in advance is also no longer permitted.

5. Deposit-protection silence

The agreement should confirm the deposit will be protected in a government-authorised scheme within 30 days and that prescribed information will be served. Deposit protection rules under the Housing Act 2004 (sections 213–215) are unchanged, but a template that ignores them invites disputes. See Tenancy deposit protection in England explained (2026 landlord guide).

What a compliant 2026 periodic tenancy agreement must contain

A safe template does more than strip out the illegal clauses. It positively includes the right ones. At a minimum, look for:

• Correct tenancy type, described as an assured periodic tenancy under the Housing Act 1988 as amended by the Renters’ Rights Act 2025, with no fixed term and no end date.
• The parties and property, full legal names of all landlords and tenants, the property address, and any included parking, garden or outbuildings.
• Rent and rent period, the amount, the period (weekly or monthly), the payment date and method. Rent cannot be payable more than one period in advance.
• Deposit clause, the amount, the scheme, the 30-day protection deadline, and prescribed-information undertaking.
• Rent increase mechanism, a clause that simply records that any increase will follow the statutory Section 13 route (not a contractual review clause).
• Repairs and responsibilities, landlord’s statutory repairing obligations (section 11, Landlord and Tenant Act 1985) and the tenant’s duty to use the property in a tenant-like manner.
• Access and inspections, at least 24 hours’ written notice for non-emergency entry; see Landlord right of entry in England: the 24-hour notice rule explained (2026).
• Pets, a right-to-request clause, not a ban.
• Ending the tenancy, the tenant’s right to end on two months’ notice, and that the landlord may seek possession only on a Section 8 ground.
• Compliance documents, confirmation that the gas safety certificate, EPC, electrical (EICR) report and the government’s “How to Rent” guide have been or will be provided.

If a free template is missing the compliance-document section, that alone is a red flag: serving these documents correctly is a precondition for some possession actions, and failure can be costly.

A worked example: spotting a dangerous free template

Imagine Priya, a first-time landlord in Leeds letting a one-bedroom flat at £900 per month from July 2026. She downloads a free “periodic tenancy agreement template” from a forum. On a careful read she finds:

1. Clause 1 describes a “fixed term of 12 months, thereafter continuing as a statutory periodic tenancy”, invalid; fixed terms cannot be granted.
2. Clause 6 says rent “will increase by 5% on each anniversary”, a banned rent-review clause.
3. Clause 11 states “no pets are permitted under any circumstances”, unlawful; she must allow a request and respond within 28 days.
4. Clause 14 charges the tenant a “£150 renewal administration fee”, a prohibited payment under the Tenant Fees Act 2019.
5. There is no deposit-protection clause and no mention of the gas safety certificate, EPC or How to Rent guide.

Five problems in one “free” document. Had Priya used it unchanged, her 5% escalation would be unenforceable, the renewal fee could trigger a penalty, her no-pets ban would be void, and a possession claim could later be jeopardised by the missing compliance documents. The template cost her nothing to download, but it could have cost her thousands. The lesson is not “never use free templates”; it is “never use out-of-date templates”.

Free vs paid vs generated: which route is safest?

A free template is fine as a starting point if you are willing to audit it against the checklist above. The risk is purely that you miss a clause. A guided generator removes that risk by only ever producing the current periodic model. For more on writing one from scratch, see How to write a tenancy agreement in England (step-by-step, 2026 edition); for the broader picture on why free templates so often get it wrong, see Free tenancy agreement template England 2026: what ‘free’ templates get wrong.

How to vet any free periodic tenancy agreement template in 60 seconds

Run this quick checklist before you sign anything:

1. Date check, is it explicitly updated after 1 May 2026? If undated, assume it is old.
2. Search for “section 21”, if it appears as a possession route, bin it.
3. Search for “fixed term” and “shorthold”, these should be absent or only mentioned historically.
4. Find the rent clause, is there a review/escalation clause? It must not be there.
5. Find the pets clause, is it a ban, or a right to request? It must be a request.
6. Find the fees, any charge beyond rent, deposit, holding deposit and lawful default charges is suspect.
7. Find the compliance section, gas, EPC, EICR and How to Rent should all be referenced.

If it passes all seven, it is probably safe. If it fails even one, do not use it without fixing the clause first.

Frequently asked questions

Is a periodic tenancy agreement legally required in writing?

A tenancy can exist verbally, but you should always put it in writing. A tenant has a statutory right to request a written statement of certain core terms, and you will struggle to evidence the agreement, the deposit terms or your compliance in any dispute without a written document. A clear, current written agreement is your single best protection.

Can I still use a free template if I update the clauses myself?

Yes, provided you genuinely remove every non-compliant clause, fixed-term wording, Section 21 references, rent-review clauses, blanket pet bans and banned fees, and add the compliance and Section 13 clauses. The danger is that one missed clause can void a rent increase or jeopardise a future possession claim, so audit it carefully against the checklist above.

Does an old fixed-term AST I signed before May 2026 still count?

Yes. Existing tenancies were converted to the new periodic system on the commencement date, they did not disappear. But the parts of the old agreement dealing with the fixed term, Section 21 and any rent-review clause no longer have legal effect. It is good practice to issue an updated written statement reflecting the periodic position.

Can I charge a deposit and a holding deposit on a periodic tenancy?

Yes. The tenancy deposit is capped at five weeks’ rent (where annual rent is under £50,000) and must be protected in an authorised scheme within 30 days. A holding deposit is capped at one week’s rent under the Tenant Fees Act 2019. Both rules are unchanged by the Renters’ Rights Act. See Holding deposits explained: a landlord’s guide for England (2026).

How do I raise the rent if there is no rent-review clause in the agreement?

Through the Section 13 process only. You serve the current prescribed Section 13 form on GOV.UK, no more than once a year, giving the required notice. The tenant can challenge it at the First-tier Tribunal, which cannot set the rent above the figure you proposed. Contractual escalation clauses are banned, so the statutory route is the only lawful way.

Should I pay a solicitor instead of using a free template?

For a standard single let, a current, compliant template is usually enough. A solicitor-drafted agreement is worth the cost for HMOs, company lets, properties with unusual access or shared facilities, or where you want absolute certainty. The middle ground, a guided generator that always produces the current periodic model, gives most landlords compliance without the bespoke fee.

Coming soon

Tenancy Pilot is launching soon with a guided Tenancy Agreement builder that produces only the current assured periodic tenancy, no fixed-term clauses, no abolished Section 21 references, no banned rent-review wording, and a built-in right-to-request pet clause. It prompts you for the compliance documents (gas, EPC, EICR, How to Rent) and bakes the Section 13 rent mechanism in by default, so you never have to vet a free template clause by clause again. Want a watertight periodic tenancy agreement from day one? Join the waitlist to be first in line.

This article is general information, not legal advice. The law changes and individual circumstances differ. Always check the current position on GOV.UK and legislation.gov.uk, and consult a qualified solicitor before acting.