When you need a written statement
The Renters’ Rights Act 2025 changed private renting in England from 1 May 2026. Assured shorthold tenancies became assured periodic tenancies, with no fixed term. Landlords must now give a written statement of terms before a new tenancy is entered into.
- The property is in England. Wales and Scotland have different rules (see our Wales and Scotland pages).
- You are about to grant a new private tenancy. Give the statement before the tenancy is entered into, not after the tenant moves in.
- For a tenancy that already existed on 1 May 2026 with a written agreement, the requirement was different: you had to give the government information sheet by 31 May 2026. Our information sheet cover letter helps with that.
What the statement must include
The law sets out what the statement must cover. These points are the ones landlords most often miss:
- An address in England or Wales where your tenant can serve notices on you. Our tool will not accept a landlord address with a Scottish, Northern Irish, Channel Islands or Isle of Man postcode.
- An explanation that rent can only be increased using section 13 of the Housing Act 1988. In practice, that means a Section 13 notice on Form 4A.
- A statement that you cannot unreasonably refuse a tenant’s request to keep a pet.
The statement should also describe the basic deal: who the parties are, the property, the start date, the rent and how to pay it, and how the tenancy can end. Our statement covers all of these. It also sets out your main obligations, such as repairs, gas and electrical safety, and the tenant’s rights, such as asking for disability adaptations and getting 24 hours’ written notice before a visit.
Written statement or information sheet: which do you need?
Landlords often confuse these two. Which one you need depends on when the tenancy began.
| Written statement of terms | Government information sheet | |
|---|---|---|
| Applies to | New private tenancies in England from 1 May 2026. | Tenancies that already existed on 1 May 2026 with a written agreement. |
| Deadline | Before the tenancy is entered into. | By 31 May 2026. |
| Who writes it | You, using the information the law requires. | The government publishes it. You give it to the tenant unchanged. |
| What it covers | The terms of this tenancy: parties, property, rent, deposit, ending the tenancy, rights and obligations. | A general explanation of the changes made by the Renters’ Rights Act 2025. |
| Our document | This written statement (£12 incl. VAT), or the compliance pack. | An information sheet cover letter to send with it and keep a record. |
Our cover letter goes with the information sheet. It does not replace the sheet itself, so always enclose the government document.
Updating an old AST template: terms that must change
Many landlords start from an assured shorthold tenancy agreement used before May 2026. Several common terms no longer fit. This table shows what to change:
| Old AST term | Position since 1 May 2026 |
|---|---|
| A fixed term, such as 6 or 12 months | New private tenancies are assured periodic tenancies with no fixed term. |
| A rent review clause or fixed yearly increase | Rent can only be increased using section 13, on Form 4A, no more than once a year. |
| Landlord can end the tenancy with a section 21 notice | Section 21 is abolished. You can only end the tenancy through the court, on a Schedule 2 ground, after serving Form 3A. |
| Tenant’s notice period set by the agreement | The tenant can end the tenancy with at least two months’ written notice. |
| “No pets” | You cannot unreasonably refuse a tenant’s request to keep a pet. |
| Landlord’s address abroad, or no address | Give an address in England or Wales where the tenant can serve notices on you. |
Our Renters’ Rights Act landlord checklist covers the other changes landlords need to plan for.
What our written statement contains
Your PDF is set out in numbered sections, in plain English. Each section is filled in from your answers.
| Section | What it covers |
|---|---|
| 1. The parties | Landlord, address for serving notices, optional email and phone, managing agent (if any), every tenant and any permitted occupiers. |
| 2. The property and the tenancy | Address, furnishing, start date, and that it is an assured periodic tenancy with no fixed term. Whether it is supported accommodation. |
| 3. Rent | Amount and period, when it is due, how to pay, which bills are included, and how rent increases work under section 13. |
| 4. Deposit | The amount and scheme, and the commitment to protect it and give the prescribed information within 30 days. Or that no deposit is payable. |
| 5. Ending the tenancy | The tenant can end it with at least two months’ written notice. The landlord can only end it through the court, on a Schedule 2 ground, after serving Form 3A. |
| 6. Landlord’s obligations | Fitness for human habitation, repairs, electrical safety every five years, and gas safety checks every 12 months. |
| 7. Tenant’s rights | Pet requests, disability adaptations, and quiet enjoyment, including 24 hours’ written notice before a visit except in an emergency. |
| 8. Other terms | Any extra terms you add, each with its own heading. This section only appears if you add terms. |
| Signatures | The date you give the statement, your signature, and a line for each tenant to confirm they received a copy. |
Worked example: key dates for a new tenancy
The written statement is the first of several deadlines. Here is how they fit together for one tenancy. The rent is £1,200 a month, due on the 2nd.
| Step | Date | Why |
|---|---|---|
| Give the written statement | Monday 26 October 2026 | Before the tenancy is entered into on Wednesday 28 October 2026. |
| Deposit received | Wednesday 28 October 2026 | £1,384.60, the maximum for this rent (five weeks). |
| Protect the deposit and give the prescribed information | By Friday 27 November 2026 | Within 30 days of receiving the deposit. |
| Tenancy starts | Monday 2 November 2026 | The tenant may move in. Test the smoke and carbon monoxide alarms on this day. |
| Earliest first rent increase | Tuesday 2 November 2027 | 52 weeks after the start is Monday 1 November 2027. The next rent day is 2 November. |
| Latest date to serve Form 4A for that increase | By hand Thursday 2 September 2027, or by post Tuesday 31 August 2027 | Two months’ notice. Monday 30 August 2027 is a bank holiday, so a posted notice needs extra time. |
The Form 4A dates use our conservative delivery allowances: same day by hand and two business days by post. These are planning buffers, not legal rules. Check your own dates with the free rent increase date calculator and the deposit cap calculator.
How to fill in the statement, step by step
- Confirm the property is in England.
- Enter your name and the address where the tenant can serve notices on you. It must be in England or Wales. Add an agent if one manages the property.
- Enter the full name of every tenant, and any permitted occupiers.
- Enter the property address and say whether it is furnished, part furnished or unfurnished.
- Enter the tenancy start date, the rent, how often it is paid, when it is due and how to pay it.
- Tick any bills included in the rent, such as council tax or water. Add a note if needed.
- Enter the deposit amount and scheme, if you are taking a deposit.
- Add any other terms you want to include, such as rules about smoking or gardens.
- Enter the date you will give the statement. Our tool warns you if this is after the tenancy start date.
Check the preview carefully before you pay. The statement is generated from your answers, so any typing error will appear in the PDF.
How to give the statement to your tenant
Give the statement before the tenancy is entered into. Keep proof of when and how you gave it.
- Hand it to the tenant and ask them to sign the line confirming they received a copy. Keep the signed copy.
- If you send it by post or email, keep the certificate of posting or the sent email with the PDF attached.
- Keep a copy of the exact version you gave, with the date you gave it.
Give a copy to every tenant, not just the lead tenant, and ask each one to sign. If a tenant is not there when you meet, send their copy the same day and keep proof. Read how to serve a notice for the methods and proof we suggest for any document you give a tenant.
Checklist before you give the statement
- The property is in England and this is a new private tenancy.
- Every tenant is named, with the property address exactly right.
- Your address for notices is in England or Wales.
- The rent, rent period, due date and payment method are correct.
- Bills included in the rent are ticked, and the rest are clearly the tenant’s.
- There is no fixed term, rent review clause or blanket “no pets” term in your extra terms.
- The deposit is within the cap. Check with the deposit cap calculator.
- The statement date is before the tenancy is entered into.
- You have a plan for the deposit prescribed information and safety certificates.
For everything else you must do at the start of a tenancy, use the free landlord compliance checklist or see our guide to landlord safety certificates and deadlines.
Common mistakes to avoid
- Giving the statement after the tenancy has started, instead of before it is entered into.
- Using an address outside England and Wales as the address for serving notices.
- Keeping a rent review clause or a fixed rent increase. Rent can only be increased using section 13.
- Including a blanket “no pets” term, when the statement must say you cannot unreasonably refuse a pet request.
- Describing a fixed term. New private tenancies are assured periodic tenancies.
- Leaving out a tenant’s name, or getting the property address wrong.
- Adding extra terms that contradict the rest of the statement.
Local councils can issue civil penalties for failing to provide a written statement. If your tenancy has unusual features, ask a solicitor or landlord association to review your statement.
Frequently asked questions
Do I have to give a written statement?
Yes, for a new private tenancy in England from 1 May 2026. You must give it before the tenancy is entered into. Local councils can issue civil penalties if you do not. It must include your address for notices, the section 13 rent increase rule and the pet request rule.
Is the written statement the same as a tenancy agreement?
It sets out the terms of the tenancy in writing, including the information the law requires. You can add your own terms in the “Other terms” section. If you use a separate agreement too, make sure the two do not contradict each other.
Is this a gov.uk prescribed form?
No. There is no gov.uk form to fill in. Our statement follows the information landlords are required to give, and we review it against the law. The status and version (WS-2026-05) are shown on this page, so you can see which version you used.
What about tenancies that started before 1 May 2026?
If the tenancy had a written agreement on 1 May 2026, you had to give the government information sheet by 31 May 2026. Our cover letter helps you send the sheet and keep a record of when and how you gave it.
When exactly must I give the written statement?
Before the tenancy is entered into, which can be earlier than the move-in date. The safest approach is to give it when you agree terms, before anything is signed, and keep proof of the date. Our tool warns you if the statement date is after the start date.
Can I include a no-pets clause?
You cannot unreasonably refuse a tenant’s request to keep a pet, and the statement must say so. A term that bans pets outright would contradict that. Our statement says the tenant may ask in writing, and that you must reply in writing within the time allowed by law.
Can I include a rent review clause?
No. The statement must explain that rent can only be increased using section 13 of the Housing Act 1988. Use a Section 13 notice when the time comes, no more than once a year and with at least two months’ notice.
Can the tenancy have a fixed term?
No. Since 1 May 2026, new private tenancies in England are assured periodic tenancies with no fixed term. The tenancy rolls on from one rent period to the next until the tenant gives notice or a court orders possession. Our statement describes it as an assured periodic tenancy.
How much notice must a tenant give to leave?
At least two months’ notice in writing. Our statement sets this out in section 5, “Ending the tenancy”. As the landlord, you can only end the tenancy through the court on a Schedule 2 ground, after serving a Section 8 notice on Form 3A.
What address do I need to give?
An address in England or Wales where your tenant can serve notices on you. Our tool rejects postcodes in Scotland, Northern Ireland, the Channel Islands and the Isle of Man for this address. You can also add an email and phone number, and a managing agent’s details.
Can I add my own terms?
Yes. Add each extra term with its own heading in section 8, “Other terms”, such as rules about smoking or the garden. Do not add terms that contradict the rest of the statement, such as a fixed term, a rent review clause or a blanket ban on pets.
Does the written statement replace the deposit prescribed information?
No. The statement records the deposit amount and scheme, and your commitment to protect it. You must still protect the deposit and give the separate deposit prescribed information within 30 days of receiving it. The compliance pack includes both documents with matching details.
Why does it cost more than other documents?
The written statement is £12 including VAT because it is a longer document with more sections. The compliance pack includes it with the deposit prescribed information and compliance record for £19 including VAT. Bought separately, those three would cost £26.