ASSURED SHORTHOLD TENANCY

AGREEMENT
For letting a dwelling on an Assured Shorthold Tenancy
under Part 1 of the Housing Act 1988 as amended by the Housing Act 1996.

Please note this tenancy agreement is an important document. It may commit you to
certain actions for the period of any fixed term and beyond. Please ensure that if you
do not understand your legal rights you consult a housing advice centre, solicitor or
Citizens’ Advice Bureau.
This agreement is made the day of 20

1 Particulars
1.1 Parties

1.1.1 The Landlord

Name:
Contact Address: c/o Heritage Estate Agency, 87 - 91 High Street, Kings Heath, Birmingham, B14 7BH

Contact Telephone Number: 0121 443 5900

Contact Fax Number: 0121 443 5901
Contact Email Address: mailto:[email protected] & mailto:[email protected]

The “Landlord” shall include the Landlord’s successors in title and assigns. This is the person who would be
entitled to possession of the Property if the Tenant was not in possession and could be the current Landlord or
someone purchasing or inheriting the Property.
1.1.2 The Tenant
Name:
Current
Contact Address:

Contact Telephone Number:

Contact Email Address:

Post Tenancy
Contact Address:

Contact Telephone Number:

Contact Email Address:

1.1.3 Permitted Occupiers: ~~~~~~~

Those persons defined as permitted occupiers do not have any rights or obligations as per the Tenant listed in
clause 1.1.2 and are only permitted to reside at the Property with the permission of the Tenant.

[1.1.4 Relevant Person

Under the Housing Act 2004 any person or body that provides the tenancy deposit for an assured shorthold tenancy
is called a Relevant Person. ~For this tenancy there is no Relevant Person as the Deposit is provided by the Tenant.
~The Relevant Person is:
Contact Address:

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 Contact Telephone Number:
Contact Fax Number:
Contact Email Address:]
1.1.5 The Guarantor
Name:
Contact Address:
Contact Telephone Number:
Email Address:

Where the party consists of more than one entity or person the obligations apply to and are enforceable against them
jointly and severally. Joint and several liability means that any one of the members of a party can be held responsible
for the full obligations under the agreement if the other members do not fulfil their obligations.

The parties listed above agree that the Landlord’s Agent may provide their name, address and other contact details to
third parties including, but not limited to, the Landlord, contractors, referencing companies, utility providers, the local
authority and the appropriate tenancy deposit protection scheme provider.

1.2 The Landlord’s Agent

The “Landlord’s Agent” shall mean Heritage Estate Agency of 87 - 91 High Street, Kings Heath, Birmingham, B14
7BH. Telephone; 0121 443 5900 - Email: mailto:[email protected] & mailto:[email protected]
or such other agents as the Landlord may from time to time appoint.
1.3 The Landlord lets and the Tenant takes the Property for the Term at the Rent payable upon the terms and conditions of
this agreement.
1.4 This agreement is intended to create an Assured Shorthold Tenancy as defined in Part 1 of the Housing Act 1988
(including any subsequent amendments). These tenancies do not guarantee the Tenant any right to remain in possession
after the fixed term (subject to a minimum right of occupancy of six months).

1.5 Property
1.5.1 The Property situated at and being [INSERT ADDRESS], together with the fixtures, fittings, furniture and effects
(if any) therein and more particularly specified in the Inventory signed by the Tenant and all grounds. It shall
include the right to use, in common with others, any shared rights of access, stairways, communal parts, paths and
drives.
1.5.2 The Property is ~not let as a House in Multiple Occupation within the meaning of the Housing Act 2004. The
Property does ~not require the Landlord to hold a licence to be able to lawfully let it.

1.6 Term
1.6.1 The Term shall be from and including [DATE] to and including [DATE – last date of rent payment period] and
then the tenancy continues as a monthly contractual periodic until ended following either party giving Notice.
Please see clause 2.5 as it contains important information about what you must do to end the tenancy.
1.6.2 The “Term” is to include any periodic continuation of the tenancy beyond the fixed term.

1.7 Rent

1.7.1 The Rent shall be £[RENT] per month, payable in advance by standing order to the Landlord’s Agents Bank
Account or in such other manner specified by the Landlord or the Landlord's Agent
1.7.2 The Rent shall be paid clear of unreasonable or unlawful deductions or set off to the Landlord’s Agent by banker’s
standing order or such other method as the Landlord’s Agent shall require.
1.7.3 The first payment of £[RENT] being due on [DATE] or prior to the date of taking possession.
1.7.4 Thereafter the “Rent Due Date” will be the [first day of each ~ month] during the Term of this agreement.
1.7.5 Overdue rental payments will be subject to interest of 3% above Bank of England base rate at the time of the
default occurring. The interest will be applied from the day that the rent becomes overdue, but will not be charged
to the Tenant until 14 calendar days of the rent becoming overdue.
1.7.6 Any person paying the Rent, or any part of it, for the Property during the Term shall be deemed to have paid it as
agent, for and on behalf of the Tenant which the Landlord shall be entitled to assume without enquiry.
1.7.7 It is agreed that if the Landlord or the Landlord’s Agent accepts money after one of the conditions which may lead
to a claim for possession by the Landlord (these are the conditions listed in clause 3 below), acceptance of the
money will not create a new agreement and the Landlord will still, within the restrictions of the law, be able to
pursue the claim for possession.

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 1.7.8 Rent Increase
1.7.8.1 If for any reason the Tenant remains in possession of the Property, or the lawful Tenant of the Property, for more
than 12 months, then it is agreed the Rent can be reviewed and if agreed, increased accordingly.
1.7.8.2 Subsequent reviews and increases will be on the first Rent Due Date more than 363 days since the last rent
increase.

1.7.8.3 Landlords Agents Bank Account:

Bank : National Westminster Bank Plc (Natwest)
Branch : Highfield Road, Edgbaston, Birmingham, B15 3EJ
Account Name : Heritage Estate Agency Limited
Sort Code : 60 – 07 - 41
Account Number : 51186098

1.8 Deposit
1.8.1 The Deposit of £[DEPOSIT] will be paid by the Tenant.
1.8.2 The Deposit will be paid to the Landlord’s Agent.
1.8.3 The Landlord’s Agent will not pay interest on the Deposit.
1.8.4 The Deposit is held as security for the performance of the Tenant’s obligations under this agreement and to
compensate the Landlord for any breach of those obligations.
1.8.5 Subject to The Deposit Protection Service (The DPS) Custodial Terms and Conditions, the Deposit will be
refunded within 10 days, less any deductions, once the following have been completed:
1.8.5.1 the tenancy has ended and possession of the Property has been returned to the Landlord and
1.8.5.2 all keys have been returned to the Landlord and
1.8.5.3 both parties have confirmed their acceptance of any Deposit deductions and
1.8.5.4 confirmation has been received from the Local Authority that no claw back of Housing Benefit is due.
1.8.6 The Deposit is not transferable by the Tenant in any way.
1.8.7 The Deposit will be protected by The DPS in accordance with the Custodial Terms and Conditions of The DPS.
The Custodial Terms and Conditions and alternative dispute resolution rules governing the protection of the
Deposit, including the repayment process are attached and can be found at www.depositprotection.com.
1.8.8 In the event that the total amount lawfully due at the end of the tenancy exceeds the amount of the Deposit the
Tenant shall reimburse the Landlord’s Agent the further amount, within 14 days of the request being made.
1.8.9 The Landlord’s Agent will keep the interest for any amount of the Deposit not refunded to the Tenant.
1.8.10 The Deposit will be refunded, less any deductions, to the Lead Tenant.

1.9 Rights of Third Parties

The parties intend that no clause of this agreement may be enforced by any third party, other than the Landlord’s Agent,
pursuant to the Contracts (Rights of Third Parties) Act 1999.

2 Legal Notices
2.1 Section 47
Under section 47 of the Landlord and Tenant Act 1987 the address of the Landlord is stated to be as in clause 1.1.1 of
this agreement. An address within England and Wales for service of notices is as in clause 2.2.

2.2 Section 48
Until you are informed in writing to the contrary notice is given pursuant to section 48(1) of the Landlord and Tenant
Act 1987 that your Landlord’s address for the service of notices (including notices in proceedings) is as follows:

Heritage Estate Agency Ltd, 87-91 High Street, Kings Heath, Birmingham, B14 7BH

OR - [email protected] & [email protected]

If the Tenant wishes to serve notice to end the tenancy, this is the address to which it must be sent.

2.3 Notice service

2.3.1 Any notice given by or on behalf of the Landlord or any other document to be served on the Tenant shall be
deemed to have been served on the Tenant if it is:
2.3.1.1 left at the Property during the Term or the last known address of the Tenant at any time or
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 2.3.1.2 sent by ordinary post in a pre-paid letter, properly addressed to the Tenant by name at the Property during the
Term or the last known address of the Tenant at any time or
2.3.1.3 sent by Recorded Delivery in a pre-paid letter, properly addressed to the Tenant by name at the Property during
the Term or the last known address of the Tenant at any time.
2.3.2 Any notice given by the Tenant or any other document to be served on the Landlord shall be deemed to have been
served on the Landlord if it is:
2.3.2.1 left at the office of the Landlord’s Agent during the Term only or the last known address of the Landlord’s Agent
at any time or
2.3.2.2 sent by ordinary post in a pre-paid letter, properly addressed to the Landlord at the address in clause 2.2 or
2.3.2.3 sent by Recorded Delivery in a pre-paid letter, properly addressed to the Landlord at the address in clause 2.2.
2.3.3 If any notice or other document is left at the Property or Landlord’s Agent’s office, service shall be deemed to have
been on the day it was left.
2.3.4 If any notice or other document is sent by post it shall be deemed to have been served 48 hours after it was posted.

2.4 Post and Notices Received

2.4.1 The Tenant agrees to forward any correspondence addressed to the Landlord and other notices, orders and
directions affecting the Landlord to the Landlord’s Agent without delay. If a relevant Local Authority gives notice
or makes an order in respect of the Property which the Tenant receives at the Property, the Tenant shall provide
full particulars to the Landlord’s Agent promptly and as soon as reasonably practicable. Where appropriate, the
Tenant should take all reasonable steps to comply with it, having first consulted with the Landlord (or Landlord’s
Agent) as is appropriate to the situation.

2.5 Break Clause

2.5.1 This agreement creates a single tenancy that starts with a fixed term and then becomes periodic. This would
normally guarantee both parties the rights and obligations for the fixed term and a minimum of one period. The
following two clauses allow either party to terminate the agreement earlier than that date, but not before the end of
the fixed term (the date quoted in 1.6.1 as “to and including (last day of tenancy)”).
2.5.2 The Landlord may bring the tenancy to an end at, or at any time after, the expiry of the fixed term by giving to the
Tenant at least two months’ written notice stating that the Landlord requires possession of the Property. A notice
under section 21 of the Housing Act 1988 will suffice to implement this sub-clause.
2.5.3 The Tenant may bring the tenancy to an end at, or at any time after, the expiry of the fixed term by giving to the
Landlord at least one month’s written notice stating that the Tenant wishes to vacate the Property. A letter will
suffice to implement this sub-clause. While the tenancy is periodic the one month’s written notice must expire the
day before a Rent Due Date.

2.6 Unspent Convictions

2.6.1 The Tenant agrees to notify the Landlord’s Agent of any convictions during the Term of this tenancy so that the
Landlord can appropriately notify the insurance company.

3 Possession
3.1 Without limiting the other rights and remedies of the Landlord, the Landlord may seek to lawfully terminate the tenancy
by obtaining a court order if:
3.1.1 the Rent or any part of it is in arrears, whether formally demanded or not, or
3.1.2 the Tenant is in breach of any of the obligations under this agreement, or
3.1.3 any of the grounds of Schedule 2 of the Housing Act 1988 apply (these grounds allow the Landlord to seek
possession of the Property in specified circumstances, including rent arrears, damage to the Property, nuisance and
breach of a condition of the tenancy agreement), or
3.1.4 a notice is served under section 21 of the Housing Act 1988 (section 21 gives the Landlord a right to end an
assured shorthold tenancy without any specific reason, though only after any fixed term has ended, or in operation
of a break clause).
Tenants who are unsure of their rights should seek advice.

4 Tenant’s Obligations
The Tenant agrees to:

4.1 Payments
4.1.1 Pay the Rent on the day and in the manner specified.
4.1.2 Pay a fair proportion of all charges, based on the length of the tenancy, including water and sewerage charges, rates
and assessments (but of an annual or recurring nature only) and for all gas, electricity, oil or solid fuel consumed
on the Property (including all fixed and standing charges, including any Green Deal cost) and all charges for the
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 telephone during the Term of this agreement. If the Landlord is held responsible by law for the payment of any of
these bills the Tenant agrees to refund to the Landlord the amount covering the Term of this tenancy.
4.1.3 [REMOVE IF HMO Pay the Council Tax, or any replacement taxation (even of a novel nature), in respect of the
Property for the Term of this agreement, unless and until the tenancy is lawfully terminated. This includes
refunding the Landlord any charge levied against the Landlord in respect of the Property.]
4.1.4 Notify the relevant authorities and arrange and pay final accounts on possession being returned to the Landlord.
4.1.5 Pay the Landlord for the reasonable cost of providing replacement keys or security devices for the property up to a
maximum of £50 inclusive or greater where the Landlord has receipts or evidence to show such costs have been
incurred
4.1.6 Pay the Landlord a maximum of £50 inclusive or greater where the Landlord has receipts or evidence to show such
costs have been incurred, for each amendment/change to the Tenancy Agreement requested by the Tenant and
agreed by the Landlord.
4.1.7 Pay the Landlord, where a surrender of the tenancy has been agreed, any losses incurred by the Landlord on
acceptance of the surrender, which could be but not limited to the remaining rent for the term, re advertising costs,
utility supply costs, council tax and costs for any legal services retained.

4.2 Repairs
4.2.1 Keep the Property including all of the Landlord’s machinery and equipment clean and tidy and in good and
tenantable condition, repair and decorative order, (reasonable wear and tear, items which the Landlord is
responsible to maintain, and damage for which the Landlord has agreed to insure, excepted).
4.2.2 Not permit any waste, injury or damage to the Property, or make any alteration or addition to the Property or the
style or colour of the decorations.
4.2.3 Notify the Landlord promptly of any wet rot, dry rot or infestation by wood boring insects.
4.2.4 Promptly replace any broken glass where the Tenant, his friends or visitors are responsible for the damage.
4.2.5 Undertake promptly any repairs for which the Tenant is liable following any notice being served by the Landlord
or the Landlord’s Agent and if the Tenant does not carry out the repairs the Landlord may, after correct written
notice, enter the Property, with or without others, to effect those repairs.
4.2.6 Where the Property has a chimney that is used by a solid fuel appliance and the Tenant uses the solid fuel
appliance, the Tenant agrees to get the chimney swept as often as needed.
4.2.7 The Tenant agrees to test all smoke and carbon monoxide alarms on a weekly basis, to clean the alarms on a three
month basis using the soft brush of a vacuum cleaner and to replace replaceable batteries as and when necessary.
4.2.8 The Tenant cannot act in such a way which requires the Landlord to claim against their insurance policy, whether
such action is through negligence, misuse or failure to act reasonably by the Tenant or any of their visitors or
friends.
4.2.9 The Tenant must arrange for the removal of all vermin, pests and insects, if infestation begins seven days after the
original tenancy commencement, woodworm and woodboring insects excepted, unless such infestation occurs as a
failure of the Landlord to fulfil his repairing obligations.

4.3 The Property

4.3.1 Promptly notify the Landlord’s Agent in writing by letter to the address in para 2.2, or by email to the address in
para 1.2, when the Tenant becomes aware of:
4.3.1.1 any defect, damage or want of repair in the Property including any shared rights of access, stairways, communal
parts, paths and drives., other than such as the Tenant is liable to repair in 4.2.1 above,
4.3.1.2 any loss, damage or occurrence which may give rise to a claim under the Landlord’s insurance.
4.3.2 Where reasonable to do so, co-operate in the making of any claim under the Landlord’s insurance.
4.3.3 Use the Property in the manner a responsible and conscientious tenant would.
4.3.4 Clean the windows of the Property as often as necessary and in the last two weeks of the tenancy.
4.3.5 Not remove any of the Landlord’s possessions from the Property or store them in the cellar or outside the main
dwelling.
4.3.6 Not exhibit any promotional poster or notice so as to be visible from outside the Property.
4.3.7 Not affix any notice, sign, poster or other thing to the internal or external surfaces of the Property in such a way as
to cause any damage.
4.3.8 Not cause or unreasonably permit any blockage to the drains and pipes, gutters and channels in or about the
Property. Common causes of blockages for which the Tenant would be responsible would include, but not limited
to, putting fat down the sink, failure to remove hair from plugholes and flushing inappropriate things (such as
nappies or sanitary towels) down the toilet.
4.3.9 Not assign, underlet or part with or share possession of the whole or any part of the Property without the
permission of the Landlord, such permission not to be unreasonably withheld.
4.3.10 Not permit any visitor to stay in the Property for a period of more than three weeks within any three month period.

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 4.3.11 Permit the Landlord and or the Landlord’s Agent or others, after giving 24 hours written notice and at reasonable
hours of the daytime, to enter the Property:
4.3.11.1 to view the state and condition and to execute repairs and other works upon the Property or other properties, or
4.3.11.2 to show prospective purchasers the Property at all times during the Term and to erect a board to indicate that the
Property is for sale, or
4.3.11.3 to show prospective tenants the Property, during the last month of the Term and to erect a board to indicate that
the Property is to let.
4.3.12 Where the Landlord or the Landlord’s Agent have served a valid written notice of the need to enter to view the
state and condition or to effect repairs (except in case of emergency when access shall be immediate), the Tenant
agrees to them using their keys to gain access if the Tenant is unable to grant access to the Landlord or the
Landlord’s Agent.
4.3.13 Not add any aerial, antenna or satellite dish to the building without the Landlord’s consent, which will not be
unreasonably withheld.
4.3.14 Not change the locks (or install additional locks) to any doors in the Property, nor make additional keys for the
locks without the Landlord’s consent, which will not be unreasonably withheld. All keys are to be returned to the
Landlord or the Landlord’s Agent when possession is returned to the Landlord.
4.3.15 Ensure that the Property is kept secure at all times, locking doors and windows and activating any burglar alarms
as appropriate.
4.3.16 Keep the Property, at all times, sufficiently well aired and warmed to avoid build-up of condensation and prevent
mildew growth and to protect it from frost.
4.3.17 Not block ventilators provided in the Property.
4.3.18 Report to the Landlord’s Agent any brown or sooty build up around gas appliances or any suspected faults with the
appliances.
4.3.19 Not use any gas appliance that has been declared unsafe by a statutorily approved contractor, or disconnected from
the supply.
4.3.20 Not keep, use or permit to be used any oil stove, paraffin heater or other portable fuel burning appliance, or other
appliance against the terms of the insurance of the Property, except as provided by the Landlord.
4.3.21 Be responsible for ensuring that any television used is correctly and continually licensed.
4.3.22 Not keep motorcycles, cycles or other similar machinery inside the Property except in any defined outside area or
garage.
4.3.23 Perform and observe all valid obligations, a copy of which has been provided to the Tenant, of any headlease or
covenant on the Property save for those relating to the payment of rent or service.
4.3.24 Not keep any vehicle that is not validly licensed for use on the highway, any commercial vehicle, boat, caravan,
trailer, hut or shed on the Property.
4.3.25 Not prop open any fire doors in the Property except by any built in system that closes them in the event of a fire
and not disable or interfere with any self-closing mechanism.
4.3.26 The Tenant agrees that all improvements, alterations, fixtures and internal finishes and additional services made or
installed by the Tenant remain with the Property to the benefit of the Landlord. Unless otherwise agreed. This
does not prevent the Landlord charging for restoring the Property back to the condition it was at the
commencement of the tenancy, fair wear and tear accepted.
4.3.27 Comply with the control measures contained within the Legionella Risk Assessment given at the commencement
of the tenancy and notify the Landlord’s Agent promptly if such control measures cannot be adhered to.
4.3.28 Not keep any pets at the property without the consent of the landlord. Not keep any other, animal, bird, reptile,
fish, insects or the like on the Property, without the Landlord’s consent, which will not be unreasonably withheld.
4.3.29 Not allow children to live in the Property, without the Landlord’s consent, which will not be unreasonably
withheld.
4.3.30 Keep any garden and grounds forming part of the Property properly cultivated according to the season and free
from weeds, in a neat and tidy condition with the lawns regularly mown and edged, and shrubs and trees pruned
but not alter the character or layout of the garden or grounds.
4.3.30 Comply with the Guidance Notes that have been provided upon commencement of tenancy.
4.3.31 [IF NOTHING SHARED – REMOVE THIS CLAUSE] Not cause obstruction in any common areas of any
building of which the Property forms a part. The Landlord reserves the right to remove or have removed any such
obstruction and at his discretion to charge the reasonable costs, payable on demand, to the Tenant for so doing.
4.3.32 The Tenant must attend any agreed visit by the Agent or any person acting on their behalf.
4.3.33 The Tenant cannot instruct contractors without the explicit written consent of the Landlord.

4.4 General
4.4.1 Not permit or suffer to be done on the Property anything which may be, or may be likely to cause, a nuisance or
annoyance to a person residing, visiting or otherwise engaged in a lawful activity in the locality. This responsibility
includes the actions and behaviour of visitors and friends of the Tenant.

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 4.4.2 Not make or permit any noise or play any radio, television or other equipment in or about the Property between the
hours of 10pm and 7am so as to be an audible nuisance outside the Property subject only to the design and
construction limitations of the building.
4.4.3 The Tenant shall not carry on any profession, trade or business at the premises including a "home business" as
defined by section 43ZA Landlord and Tenant Act 1954 (or as defined by regulations made under that section), nor
allow anyone else to do so, without the prior written consent of the Landlord
4.4.4 Not permit or suffer to be done on the Property anything which may render the Landlord’s insurance of the
Property void or voidable (i.e. no longer providing cover) or increase the rate of premium for such insurance.
4.4.5 Not use or suffer the Property to be used for any illegal or immoral purpose (note, unauthorised taking or
possession of controlled drugs is considered to be illegal for the purpose of this clause).
4.4.6 Promptly notify the Landlord or Landlord’s Agent if the Property becomes the subject of proceedings under the
Matrimonial Causes Act 1973 or the Family Law Act 1996 and supply particulars of such proceedings to the
Landlord on demand.
4.4.7 Have the use of all appliances provided in the Property, as listed in the inventory save those which are noted as not
working. However, should any items require repair, or be beyond repair, the Landlord does not undertake to pay
for any costs of repair or to replace the appliance, except those which the Landlord is required by law to maintain.
4.4.8 Reside in the Property as his only or principal residence. Any change in residence status must be notified to the
Landlord’s Agent and a new tenancy agreement drawn up if necessary.
4.4.9 Not leave the Property vacant for more than 28 days without providing the Landlord or the Landlord’s Agent with
reasonable notice.
4.4.10 Check the inventory and report any errors/deficiencies to the Landlord’s Agent, returning a copy with any
annotations/corrections as necessary within 7 days.
4.4.11 Not change the supplier of utility services without approval from the Landlord or Landlord’s Agent. The Landlord
will not unreasonably withhold giving approval. If approval is given, the Tenant will provide the Landlord’s Agent
with the new supplier’s details including the Property reference number.
4.4.12 Not change the telephone number of the Property without the written permission of the Landlord. The Landlord
will not unreasonably withhold permission.
4.4.13 Ensure that all adult occupiers of the Property maintain a “Right to Rent” as defined by the Immigration Act 2014
at all times during the Term.
4.4.14 Not alter the operation of, or disable, the smoke alarms or carbon monoxide detectors
4.4.15 Not disable or alter the operation or code of the burglar alarm.
4.4.16 Be responsible for maintenance of any burglar alarm that is not mains operated.
4.4.17 Not to smoke within any buildings on the Property and not to permit their friends, permitted occupiers or visitors
to smoke within any buildings on the Property.

4.5 Insurance
4.5.1 Be responsible for effecting any insurance the Tenant requires for their own possessions.
4.5.2 The Landlord is not providing any insurance cover for the Tenant’s possessions.

4.6 End of tenancy

4.6.1 Return possession of the Property in the same good clean state and condition as it was originally provided to the
Tenant, even if this was under a different tenancy agreement.
4.6.2 Return all keys to the Property to the Landlord’s Agent on the last day of possession (or sooner by mutual
arrangement).
4.6.3 The Tenant must wash (including ironing or pressing) of all the linen and the cleaning (including ironing and
pressing where appropriate) of all blankets, bedding, carpets and curtains which have been soiled during the
tenancy (reasonable use thereof nevertheless excepted)
4.6.4 Leave the oven in the same state of cleanliness as it is listed in the inventory.
4.6.5 Leave the fixtures fittings, furniture and effects at the end of the tenancy in the rooms and places in which they
were at the beginning of the tenancy.
4.6.6 Remove all rubbish from the Property, except one dustbin or black refuse sack’s worth which may be left in the
appropriate place for collection, before returning the Property to the Landlord.
4.6.7 The Landlord is not liable to compensate the Tenant for any works the Tenant has carried out to the Property,
whether carried out with or without the Landlord’s consent, unless the consent to do the works specifically
included an agreement to compensate the Tenant.

5 Landlord’s obligations
The Landlord agrees with the Tenant as follows:

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 5.1 To pay all assessments and outgoings in respect of the Property (except those for which responsibility is assumed by the
Tenant under this agreement).
5.2 To allow the Tenant quiet enjoyment of the Property during the tenancy without any unlawful interruption from the
Landlord or any person lawfully claiming under or in trust for the Landlord.
5.3 To return to the Tenant any Rent paid for any period while the Property is rendered uninhabitable by fire or other risk
for which the Landlord has agreed to insure. However, the Landlord is under no obligation to rehouse the Tenant or to
pay for any alternative accommodation.
5.4 That he is the owner of the leasehold or freehold interest in the Property and that all necessary consents to allow him to
enter into this agreement (superior lessors, mortgage lenders or others) have been obtained.
5.5 To maintain a comprehensive insurance policy with a reputable company to cover the Property, and the Landlord’s
fixtures, fittings, furniture and effects (including carpets and curtains), but not including the Tenant’s belongings or
liabilities for damage.
5.6 That the Landlord will not be responsible for any loss or inconvenience suffered as a result of a failure of supply or
service to the Property, supplied by a third party, where such failure is not caused by an act or omission on the part of
the Landlord.
5.7 The Landlord agrees to provide a copy of the insurance and any freehold or headlease conditions affecting the
behaviour of the Tenant.
5.8 Pay the Tenant’s reasonable costs, reasonably incurred and which cannot be mitigated, if the Landlord or the Landlord’s
Agent fail to keep the appointment to check the inventory at the end of the tenancy and another has to be scheduled.
5.9 The Landlord agrees to fulfil his repairing obligations contained within Section 11 of the Landlord and Tenant Act
1985. These are quoted below;
11 (a) to keep in repair the structure and exterior of the dwelling-house (including drains, gutters and external pipes);
(b) to keep in repair and proper working order the installations in the dwelling-house for the supply of water, gas
and electricity and for sanitation (including basins, sinks, baths and sanitary conveniences, but not other fixtures,
fittings and appliances for making use of the supply of water, gas or electricity); and
(c) to keep in repair and proper working order the installations in the dwelling-house for space heating and heating
water.

6 Tenancy Deposit Protection Prescribed Information

6.1 The contact details for this scheme are as follows:
Name: The Deposit Protection Service
Address: The Pavilions
Bridgwater Road
BRISTOL
BS99 6AA
Telephone number: 0330 303 0030
Email Address: Enquiry Forms are available through the Virtual Customer Service Agent or the Frequently
Asked Questions at www.depositprotection.com
Fax Number: None available
6.2 Please see the attached Custodial Terms and Conditions from The DPS for further information. The information
can also be found at www.depositprotection.com.
6.3 The Deposit will only be repaid at the end of the tenancy when the conditions in clause 1.8.5 have been completed
and the Landlord and Tenant have agreed, or a dispute has been adjudicated by the alternative dispute resolution
service, or on the order of a court.
6.4 If either party is not contactable at the end of the tenancy then the other may use the “Statutory Declaration”
procedure listed for single claims (i.e. claims by only one party) in Schedule 10 of the Housing Act 2004 as
amended. See the attached Custodial Terms and Conditions for further information.
6.5 If the Landlord and Tenant do not agree with each other about the amount of the Deposit refund at the end of the
tenancy they may either apply to the scheme for the free alternative dispute resolution service or seek a county
court order for a judgement on their claim. See the attached Custodial Terms and Conditions for further
information.
6.6 The scheme offer free dispute resolution for deposits held by them. The service is provided by the Chartered
Institute of Arbitrators (though applications should be made to The DPS).
6.7 The Deposit value is as per clause 1.8.1.
6.8 The address of the Property is as per clause 1.5.
6.9 The contact details of the Landlord are as per clause 1.1.1.
6.10 The contact details of the Tenant are as per clause 1.1.2.
6.11 Information about any Relevant Person is in clause 1.1.4.

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 6.12 The reasons for possible deductions from the Deposit are listed in clause 1.8.4.
6.13 The Lead Tenant for this tenancy will be (LEAD TENANT NAME). The parties forming the Tenant declare that
the Lead Tenant should represent all of them in any decisions regarding the Deposit and that the decision of the
Lead Tenant will be binding on all the parties forming the Tenant in this tenancy agreement, subject to the
Custodial Terms and Conditions of The DPS.

7 Housing Benefit
7.1 The Tenant agrees that the appropriate authority may discuss with the Landlord and the Landlord’s Agent the details of
any Housing Benefit, Council Tax or Universal Credit claims made at any time in relation to the renting of the Property.
7.2 If the Landlord or Landlord’s Agent so requires and the rules allow it, the Tenant consents to any Benefit being paid
directly to the Landlord’s Agent.
7.3 The Tenant agrees to refund to the Landlord’s Agent any Benefit overpayment recovery which is sought from the
Landlord or the Landlord’s Agent in respect of this tenancy, either before or after the Tenant has vacated the Property,
where this creates a shortfall in the money owed to the Landlord or the Landlord’s Agent.

8 ~Guarantor
8.1 In consideration for the Landlord granting the Tenant a tenancy of the Property, the Guarantor agrees to pay the
Landlord and the Landlord’s Agent for any reasonable losses suffered as a result of the Tenant failing to fulfil any of his
obligations under this agreement or failing to pay Rent or other monies lawfully due.
8.2 The Guarantor agrees to pay, on demand and in full, any overdue Rent or other monies lawfully due under this
agreement for the full Term and until vacant possession is given to the Landlord.
8.3 The Guarantor agrees to make payments lawfully due under clause 8.1 or 8.2 even after the Tenant has returned
possession of the Property to the Landlord.

The Landlord or the Landlord’s Agent sign this agreement to confirm acceptance of the terms within it and in accordance with
Statutory Instrument 2007 No. 797 Regulation 2(1)(g)(vii), the Landlord certifies that the information provided about the
Tenancy Deposit Protection prescribed information is accurate to the best of his knowledge and belief; and that the Tenant has
had the opportunity to sign this document containing the information provided by the Landlord, by way of confirmation that
the information is accurate to the best of the Tenant’s knowledge and belief.

SIGNATURE(S) OF LANDLORD(S) ........................................................................................................................................

The Tenant is advised to ensure they have read and understood this agreement before signing it.
The Tenant signs this agreement to confirm acceptance of the terms within it and in accordance with Statutory Instrument 2007
No. 797 Regulation 2(1)(g)(vii)(bb), the Tenant confirms that the information provided for the Tenancy Deposit Protection
prescribed information is accurate to the best of his knowledge and belief.

SIGNATURE(S) OF TENANT(S) ..............................................................................................................................................

SIGNATURE(S) OF TENANT(S) ..............................................................................................................................................

SIGNATURE(S) OF TENANT(S) ..............................................................................................................................................

SIGNATURE(S) OF TENANT(S) ..............................................................................................................................................

~SIGNATURE OF GUARANTOR ............................................................................................................................................

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~SIGNATURE OF WITNESS ........................................................................ OCCUPATION ..............................................

~NAME OF WITNESS ...............................................................................................................................................................

ADDRESS OF WITNESS ..........................................................................................................................................................

~SIGNATURE OF RELEVANT PERSON ................................................................................................................................

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