Rental agreement template 2026 — what to include and a copy-paste sample

A rental agreement in 2026 should include the parties’ details, the exact identification of the property, the rent amount and payment method, the term (fixed or open-ended), the deposit amount, how utilities are settled, and the notice and termination conditions. Tenancy rules vary by country, so always check your local tenancy law. Putting the agreement in writing is strongly recommended for evidence.

This article walks through the required clauses, the difference between a fixed-term and open-ended tenancy, and ends with a copy-paste sample you can adapt to your own property. It is general information; for high-value or disputed cases, have the final contract reviewed by a solicitor.

What should a rental agreement include? (required clauses)

The minimum content of a usable rental agreement:

1. Identification of the parties — landlord and tenant name, address, ID document number. With multiple tenants, list each one.
2. Exact identification of the property — address, floor area, the rooms let, fixtures (storage, parking) and whether it is furnished.
3. The rent — amount, due date (by which day of the month), payment method (which account), and whether it includes utilities.
4. The term — fixed (from date to date) or open-ended, and the start date.
5. Deposit — amount (typically 1–2 months’ rent), what it can be used for, and when it is returned.
6. How utilities are settled — flat rate or metered; who pays what (water, gas, electricity, service charge). More on this: flat-rate vs. metered utilities.
7. Notice and termination — how much notice each party must give, and on what grounds (especially non-payment).
8. Condition of the property at handover — reference to a separate inventory / check-in report.
9. Maintenance and repairs — who bears minor repairs and from when the tenant is responsible.
10. Date and signatures — place, date, both parties’ signatures; witnesses recommended.

Fixed-term or open-ended tenancy?

The most-searched decision point. In short:

• Fixed-term (e.g. 1 year): the tenancy ends automatically at expiry and generally cannot be ended early during the term except on grounds set out in the contract or by law. It’s predictable for the landlord but less flexible.
• Open-ended: either party can end it with the notice period set out in the contract (or by law). More flexible, less predictable.

In practice many landlords start with a fixed term (e.g. 1 year), which can then be extended or converted to open-ended by mutual agreement. Put this in the contract.

Deposit and utilities in the contract

These two points cause the most disputes, so word them clearly:

• Utilities: state whether the tenant pays usage-based fees (water, gas, electricity) on actual meter readings or as a flat rate, and who bears the service charge. Record the opening meter readings at move-in.
• Deposit: the amount, that it covers only tenant-caused damage, unpaid fees and utility arrears, and within how many days after the tenancy it is returned, less any justified deductions.

Notice and termination

Termination rules come from the contract and local law together. Record:

• Ordinary notice for open-ended tenancies: how many days/months, in writing.
• Extraordinary termination for non-payment: after a formal reminder and grace period, in line with local law.
• Form of notice: in writing, in a provable way (recorded delivery or signed acknowledgement). The validity of email notice can be contested — the contract can specify the accepted channel.

Common mistakes to avoid

• Verbal-only agreement. Without writing, terms are hard to prove in a dispute.
• Missing meter readings. Without opening and closing readings, utility and deposit disputes can’t be resolved.
• Vague deposit clause. If you don’t state what it covers and when it’s returned, you’ll be the one on the back foot.
• Unmanaged auto-renewal. If it isn’t clear what happens at expiry, misunderstandings follow.

Copy-paste rental agreement sample

Copy the skeleton below and fill in your own details. Replace the [...] parts. This is a simple sample — for complex cases, extend it with a solicitor.

RESIDENTIAL TENANCY AGREEMENT

between
Landlord: [name], address: [address], ID no.: [...],
and
Tenant: [name], address: [address], ID no.: [...],
on the following terms:

1. THE PROPERTY
The landlord lets the property at [address], floor area [m2], in a
[furnished / unfurnished] state. Fixtures: [storage / parking / ...].

2. TERM
The tenancy is [fixed-term / open-ended], starting [date]
[if fixed-term: ending [date]].

3. RENT
The monthly rent is [amount], payable by the [n] day of each month to account
[account number] by transfer. The rent [includes / does not include] utilities.

4. UTILITIES
Usage-based fees (water, gas, electricity) are paid by the tenant [on actual meter
readings / as a flat rate: [amount]/month]. The service charge is borne by the
[landlord / tenant]. Opening readings at move-in: water [...], gas [...], electricity [...].

5. DEPOSIT
The tenant pays a deposit of [amount] (equal to [n] months' rent), used to cover
tenant-caused damage, unpaid fees and utility arrears. It is returned within [n]
days after the tenancy, less any justified deductions.

6. NOTICE
For an open-ended tenancy, either party may end the agreement with [n] days' written
notice. The landlord may terminate for cause if the tenant is more than [n] days late
with payment and fails to pay after a reminder.

7. CONDITION OF THE PROPERTY
The parties record the condition in an inventory / check-in report with photos.

8. OTHER
[pets / smoking / subletting / maintenance provisions]

Place: [place], Date: [date]

_______________________          _______________________
        Landlord                          Tenant

Witness 1: [...]                  Witness 2: [...]

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Frequently asked questions

What must a rental agreement include? The parties’ details, the identification of the property, the rent and payment method, the term, the deposit amount and return, how utilities are settled, and the notice and termination conditions. Witnesses and a condition report are recommended.

Is a rental agreement valid without being in writing? A verbal agreement can create a tenancy, but the terms are very hard to prove in a dispute. Writing is strongly recommended, and some clauses only work in writing.

Fixed-term or open-ended — which is better for the landlord? A fixed term is predictable and ends automatically; open-ended is more flexible but can be ended with notice. Many landlords start with a fixed term (e.g. 1 year), then extend by agreement.

How much deposit can be charged and when is it returned? Typically 1–2 months’ rent. It’s returned after the tenancy, less justified deductions (damage, arrears), within the period stated in the contract.

Can a tenancy be ended by email? It can be contested. Serve notice in a provable, written form (recorded delivery or signed acknowledgement). The contract can specify the accepted channel.