HMO Tenancy Agreement for Furnished Bedsit (Rent Excluding Bills)

This HMO Tenancy Agreement  for Furnished Bedsit (Rent Excluding Bills) is designed for use for private landlords in England who wish to let a furnished bedsit where the Landlord has a House in Multiple Occupation (HMO). 

Renters' Rights Act 2025: Changes for Tenancies 

From 01 May 2026, all new residential tenancies in England must be granted as assured periodic tenancies. Landlords and Lettings Agents will no longer be able to grant Assured Shorthold Tenancies (ASTs) after this date.  If you would like to download an AST please contact us. 

This template reflects those changes and ensures compliance with current housing legislation. 

What This Agreement Covers

This agreement is suitable where a landlord is granting a tenancy for a furnished bedsit. A bedsit is generally a self-contained unit comprising a combined living and sleeping area. It may include a small kitchen (or kitchenette) or private bathroom facilities. Some of these facilities may be shared with other occupiers. 

The Agreement includes:

• Key Information including the details of the landlord, tenant, property, and rent payable.
• A statement confirming the statutory process of a rent increase should the landlord undertake one during the tenancy.
• Grant of the periodic tenancy, including the required written statement of terms required by The Assured Tenancies (Private Rented Sector) (Written Statement of Terms etc. and Information Sheet) (England) Regulations 2026.
• Deposit provisions, including confirmation of protection requirements.
• Right to rent compliance clause under the Immigration Act 2014. 
• Tenant covenants including payment of rent and utilities. This Agreement provides for the Tenant to pay for outgoings, such as Council Tax (if the property is separately rated), utilities charges, telephone and broadband, in addition to the rent. If the property is not separately rated for Council Tax purposes, the Tenant's proportion of the Council Tax payment must be included in the rent. Council Tax cannot be paid to the Landlord unless it is included in the rent. The costs of cleaning any communal areas must also only be charged if these costs are included in the rent.  There is an optional clause dealing with this which can be amended as required. The costs of cleaning any communal areas must also only be charged if these costs are included in the rent.  If the rent is to include other outgoings, please use the Student Bedsit Agreement (Rent Inclusive of Outgoings).
• Tenant covenants for repair and maintenance including minimising condensation and damp and allowing access for the landlord or their agent to carry out repairs or inspect the property (including in cases of emergency).
• Tenant covenants for use of the property including use as a private dwelling, not to cause a nuisance or annoyance landlord’s in an anti-social manner, to comply with fire safety, not to keep any electric vehicles without the landlord's written consent, not to smoke or vape in the property, not to sub-let or transfer to another person possession of the property without the landlords consent and to ensure any sub tenant has a right to rent in the UK.
• Pet consent and disability provision clauses.
• Clauses relating to the landlords costs payable in the event the tenant breaches the tenancy agreement.
• Optional clause relating to compliance with Houses of Multiple Occupation (HMO) Regulations where applicable. 
• Landlord covenants including statements confirming compliance with the landlords obligations under Section 11 of the Landlord and Tenant Act 1985, Section 9a of the Landlord and Tenant Act 1995, The Gas Safety (Installation and Use) Regulations1988 (as amended), The Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020 (as amended), The Smoke and Carbon Monoxide Alarm (England) Regulations 2015.
• Tenant termination provisions, including the minimum two months’ notice period and the conditions the property must be left in when the tenant is leaving the property.
• Landlord termination clause confirming the statutory process a landlord must undertake when seeking possession of the property, including reference to some of the grounds the landlord can rely upon and a clause confirming the tenants’ rights under the Protection from Eviction Act 1977. 
• Prior Notice Requirements. Certain possession grounds require prior notice (e.g. grounds 2ZB and 2ZD ) this clause provides the required pre notice requirement. 
• Notices – addresses for valid service required under the Landlord and Tenant Act 1987.

Optional phrases / clauses are enclosed in square brackets. These should be read carefully and selected so as to be compatible with one another. Unused options should be removed from the document.

This  HMO Tenancy Agreement  for Furnished Bedsit (Rent Excluding Bills)  is in open format. Either enter the requisite details in the highlighted fields or adjust the wording to suit your purposes.

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