Room Tenancy Agreement - room only APT contract

If you want to rent by the room rather than to a group of sharers (joint and severally liable for everything), you need a room only Assured Periodic Tenancy (APT). This can be more convenient for all involved. Tenants don't like being responsible for people they don't necessarily know that well yet, and if someone leaves it's easier to replace them rather than the whole tenancy falling apart.

Due to the Renters' Rights Act, from 1st May 2026 the standard form of private rental agreement in England is an APT*. Tenancies now run on a rolling basis with no fixed end date, and can only be ended by either party by giving the appropriate notice in line with current legislation and grounds.

Room only tenancy agreements mean all tenants are responsible for the upkeep of communal areas, but are individually and solely responsible for their own room and rent. Note, if you are a homeowner taking in a lodger, you need a lodger agreement rather than a tenancy agreement (unless you plan to put locks on their door so they have exclusive access to their room).

The SpareRoom APT room agreement will be available to buy soon.

*Under the Renters' Right Act, in England from May 1st 2026, all existing fixed-term Assured Shorthold Tenancies (ASTs) will automatically convert into Assured Periodic Tenancies. The new rules apply regardless of when the original contract was signed. No new fixed-term tenancies will be permitted. If you do not live in England, check the laws in your country.