ASSURED SHORTHOLD TENANCY AGREEMENT FOR STUDENT ACCOMMODATION

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.

Section 1 - The Landlord’s agent

The “Landlord’s agent” shall mean Host Lettings Limited, 643 London Road, Westcliff-on- Sea, Essex, SS0 9PD.

The landlord lets and the tenant takes the property for the term at the rent payable upon the terms and conditions of this agreement. 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 occupancy of six months).

Section 2 - Property

The property being situated at the address detailed in the lease schedule attached together with the fixtures, fittings, furniture and effects 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. The property is 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, , if it does not meet the local councils licensable HMO criteria.

Section 3 - Term

The Term as detailed in the lease schedule attached.

The “Term” is to include a statutory periodic tenancy or any contractual periodic tenancy that is defined in the Lease Schedule as following the fixed term. If on coming to the end of the fixed term as agreed, the landlord does not seek possession and the tenant remains in the property, they will be considered, by virtue of section 5 of the Housing Act 1988, to have a statutory periodic tenancy. This will continue till ended by either party.

Section 4 – Rent

The Rent as declared in the Lease Schedule attached based on a weekly / monthly rent, payable in advance. 

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. The first payment of rent being due as stated in the lease schedule or prior to the date of taking possession; thereafter the Rent Due Date will be the same each month during the term of this agreement.

Overdue rental payments will be subject to interest at the rate of 6% per annum calculated from the date the payment was due up until the date payment is received.

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.

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 section 16 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.

Section 5 - Rent Increase

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 the rent will increase once each year.

The first increase will be the first rent due date more than 365 days after the commencement date.

Subsequent increases will be on the first rent due date more than 365 days since the last rent increase. The rent will increase by the amount stated for the annual increase in the Index of Retail Prices (All Items) as quoted for the month two months prior to the month of the increase. Not applying the rent increase at the first rent due date more than 365 days after the commencement date or last rent increase date will not then prevent the landlord applying an increase on any future rent due date.

The rent will increase by the amount of the increase in the Index of Retail Prices (All Items) from two months before the last increase to the month two months prior to the month of the increase.

The reviewed rent in all issues will not be reduced below the figure payable immediately before that review.

Section 6 - Deposit

The tenancy deposit as detailed on the lease schedule and The Dispute Service Limited (TDS) certificate.

The deposit is held by Host Lettings Limited, 643 London Road, Westcliff-on-Sea, Essex, SS0 9PD.

Any interest earned will belong to the agent, Host Lettings Limited. The deposit has been taken for the following purposes: 
Any damage, or compensation for damage, to the property, its fixtures and fittings or for missing items for which the tenant may be liable, subject to an apportionment or allowance for fair wear and tear, the age and condition of each and any such item at the commencement of the tenancy, insured risks and repairs that are the responsibility of the landlord. Tenancy are responsible for any bluetak damage or any such product.
The reasonable costs incurred in compensating the landlord for, or for rectifying or remedying any major breach by the tenant of the tenant's obligations under the tenancy agreement, including those relating to the cleaning of the property, its fixtures and fittings.
Any unpaid accounts for utilities or water charges or environmental services or other similar services or Council Tax incurred at the Property for which the tenant is liable.

Any Rent or other money due or payable by the tenant under the tenancy agreement of which the tenant has been made aware and which remains unpaid after the end of the tenancy.
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.

Subject to the Tenancy Deposit Protection scheme rules, the deposit will be refunded to the tenant, less any deductions. Once the final Utilities for the tenacy have been recieved by the agent and any repair works the tenant is liable for have been completed.
The deposit refund will be concluded once all utility costs have been established for the property i.e. all students residing within the property and based on a minimum 43 week period have vacated the property. Student tenants remaining within the property outside of the standard 43 week period up to the expiration of the contract will be liable for all utility costs. This will be divided equally between the remainder of tenants.

The Deposit is not transferable by the Tenant in any way.

The Deposit will be protected by The Dispute Service Limited (TDS) in accordance with the Terms and Conditions of the TDS. The terms and conditions and Alternative Dispute Resolution (ADR) Rules governing the protection of the deposit, including the repayment process, can be found at www.thedisputeservice.co.uk.

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.

The deposit will be refunded to any one of the parties forming the tenant and this will be considered a full refund. It will then be up to the parties forming the tenant to decide how it will be divided amongst themselves.

Section 7 - 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.

Section 8 - Independent Case Examiner

The Independent Case Examiner (ICE) for this agreement will be The Dispute Service Limited whose contact details can be found in section 24 below.

Section 9 - Stakeholder

Stakeholder shall mean the party holding the deposit during the tenancy as defined .They will not refund the deposit at the end of the tenancy without the agreement of both parties, in writing, a decision by the Alternative Dispute Resolution Service or an order of the court.

Section 10 - The Deposit Holder  

The Deposit Holder will mean Host Lettings Limited, 643 London Road, Westcliff,-on-Sea, Essex, SS0 9PD.

Section 11 - Legal Notices

Under section 47 of the Landlord and Tenant Act 1987 the address of the Landlord agent is stated to be as on the first page of the Lease Schedule. The address for service of notices is the same as detailed.

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: Host Lettings Limited, 643 London Road, Westcliff-on-Sea, Essex, SS0 9PD.

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

Section 12 - Notice service

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: left at the property during the term or the last known address of the tenant at any time or 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.

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: 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 sent by ordinary post in a pre-paid letter, properly addressed to the landlord agent at the address in the Lease Schedule or sent by recorded delivery in a pre-paid letter, properly addressed to the landlord agent at the address in the Lease Schedule.

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.
If any Notice or other document is sent by post it shall be deemed to have been served 48 hours after it was posted.

Section 13 -Notices Received 

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.

Section 14 -Ending the Tenancy

If the tenant intends to vacate at the end of the fixed term, or at any later date, he / she agrees to give the landlord at least one month’s prior notice in writing. While the tenancy is periodic the one month’s written notice must expire the day before a rent due date.

Section 15 - Distance Selling Regulations

If this contract is a “distance contract” as defined in the Consumer Protection (Distance Selling) Regulations 2000, then, subject to the required information having been provided to the tenant, the 7 day “right to cancel” will cease immediately the provision of the service commences, in accordance with the above regulations. This means that you will be committed to this tenancy once you take on the property.

Section 16 - Possession

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:
The rent or any part of it is in arrears whether formally demanded or not;
The tenant is in breach of any of the obligations under this agreement;
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);
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.

Section 17 - Tenant’s Obligations - Payments

The Tenant agrees to:

Pay the Rent on the day and in the manner specified.

The Tenant agrees to pay for the property to be professional cleaned at the cost of £50 at the end of the tenancy as is the case with many other university accomadation. This amount can be deducted for the security depsoit at the end of the tenancy.
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) and all charges for the 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.

The tenant agrees to pay an equal share of all utility costs including broadband and communication costs, all tenant are joint and severely liable for the total utilities for the period of occupation. You have an obligation to your fellow tenants to control your personal usage, the money collected for utilities is not an all inclusive amount, i.e depending on your lifestyle you will be liable for any over expenditure. It is the reasonability of all tenants to insure the utility usage is controlled. Host Student Ltd is not responsible for the utility usage while the property is occupied.

Pay the Council Tax (if applicable), or any replacement taxation (even of a novel nature), in respect of the property for the term of this agreement, unless the tenancy is lawfully terminated. This includes refunding the landlord any charge levied against the landlord in respect of the property.
Pay a fee of £50 including VAT being a 50% share of the costs and disbursements in relation to the preparation of the inventory and “check out” at the end of the tenancy. The other 50% is to be paid by the landlord.
Pay a fee of £25 including VAT being the reasonable costs of the landlord’s agent for each letter the landlord’s agent; acting reasonably, has to send to the tenant concerning breaches of the tenancy agreement.

Pay a charge of £20 to the landlord’s agent for any payment presented to the landlord’s agent’s bank but returned, refused or re-presented by the bank for any reason. This fee will be payable for each presentation which fails.

Notify the relevant authorities and arrange and pay final accounts at the end of the tenancy.

Pay for the entire invoices and costs of any contractors that the tenant arranges without having previously obtained the landlord’s authority, unless acting reasonably to effect emergency repairs for which the Landlord is liable.

Pay the Landlord for the reasonable cost of replacing the locks and cutting new keys if any keys are not returned to the landlord or the landlord’s agent when the tenant moves out.

Pay any excess on the landlord’s insurance if the claim results from the negligence, misuse or failure to act reasonably by the tenant or any of his visitors or friends.

Pay and arrange for the removal of all vermin, pests and insects, if infestation begins during the term, woodworm and wood boring insects excepted, unless such infestation occurs as a failure of the landlord to fulfil his repairing obligations.     

Pay any costs incurred by the landlord if, contrary to the terms of this agreement, the tenant permits the property to be occupied as a House in Multiple Occupation under the Housing Act 2004 or, contrary to the terms of this agreement, uses the property in such a way as to require it to be licensed. This will usually happen if the tenant permits additional people, of any age, to live in the property.

Pay the costs of any court action taken for possession of the property or breach of tenancy, as provided for in the court’s judgement.

Where the Tenant requests a repair and on inspection the problem has been caused by a failure on the part of the tenant (for example drains blocked by the tenant’s waste or boiler repair claims caused by not having any credit on a utility meter), the tenant agrees to be responsible for the reasonable costs of the contractor’s visit.

Section 18 – Tenant’s Obligations - Repairs

The Tenant agrees to:

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).

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. Pay for any redecoration for any damages caused by fixing anything to walls, this includes the usage of bluetak or any such products..

Notify the landlord promptly of any wet rot, dry rot or infestation by wood boring insects.

Promptly replace any broken glass where the tenant, his friends or visitors are responsible for the damage.

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 and the tenant will pay on demand the reasonable costs involved.

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.

Section 19 - Tenant’s Obligations – The Property

The Tenant agrees to:

Promptly notify the landlord in writing when the tenant becomes aware of: any defect, damage or want of repair in the property, other than such as the tenant is liable to repair; any notices, proceedings or letters relating to the landlord, the property or the use of the property, and forward copies of them without unreasonable delay; any loss, damage or occurrence which may give rise to a claim under the landlord’s insurance.

Where reasonable to do so, co-operate in the making of any claim under the landlord’s insurance.

Use the Property in the manner a responsible and conscientious tenant would

Clean the windows of the property as often as necessary and in the last two weeks of the tenancy.

Not remove any of the landlord’s possessions from the Property.

Not exhibit any promotional poster or notice so as to be visible from outside the property.

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.

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.

Not permit any visitor to stay in the property for a period of more than three weeks within any three month period.

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: to view the state and condition and to execute repairs and other works upon the property or other properties, or 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 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.

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, the tenant agrees to them using their keys to gain access within three days of such a request being made, (except in case of emergency when access shall be immediate), if the tenant is unable to grant access to the landlord or the landlord’s agent.

Not add any aerial, antenna or satellite dish to the building without the landlord’s consent, which will not be unreasonably withheld.

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 at the end of the tenancy.

Ensure that the property is kept secure at all times, locking doors and windows and activating burglar alarms as appropriate.

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.

Not block ventilators provided in the property.

Report to the landlord’s agent any brown or sooty build up around gas appliances or any suspected faults with the appliances.

Not use any gas appliance that has been declared unsafe by a CORGI engineer, or disconnected from the supply.

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.

Be responsible for ensuring that any television used is correctly and continually licensed.

Not keep motorcycles, cycles or other similar machinery inside the property except in any defined outside area or garage.

Pay for any sterilisation and cleansing of the property made necessary under the Public Health (Control of Diseases) Act 1984 as a result of a person with a Notifiable Disease having been in the property during the Term.

Pay for any reasonable costs, fair wear and tear excepted, of redecoration or replacement required as a result of the work carried out.

Perform and observe all valid obligations, a copy of which has been provided to the Tenant, of any head lease or covenant on the property save for those relating to the payment of rent or service charges and to refund to the landlord all reasonable costs resulting from all claims, damages, costs, charges and expenses whatsoever in relation to any breach of these obligations.

Not keep any vehicle without a valid road fund licence, commercial vehicle, boat, caravan, trailer, hut or shed on the property.

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.

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.

Not keep any cats or dogs on the property. Not keep any other pet, animal, bird, reptile, fish, insects or the like on the property, without the landlord’s consent, which will not be unreasonably withheld.

Not allow children to live in the property, without the landlord’s consent, which will not be unreasonably withheld.

Keep the garden and grounds 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.

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.

Section 20 - Tenant’s Obligations – General

The Tenant agrees to:

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.

Not make or permit any noise or play any radio, television or other equipment in or about the property between the hours of 10.00pm and 7.00am so as to be an audible nuisance outside the property subject only to the design and construction limitations of the building.

Not carry on any trade or profession upon the property nor receive paying guests but use the property   only as a private residence for the occupancy of the tenants named on this agreement.

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.

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).

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.

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.

Forward any correspondence addressed to the landlord and other notices, orders and directions affecting the landlord to the landlord’s agent without delay.

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.

Not leave the Property vacant for more than 28 days without providing the landlord or the landlord’s agent with reasonable notice.

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.

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.

Not change the telephone number of the property without the written permission of the landlord. The landlord will not unreasonably withhold permission.

Not alter the operation of, or disable, the smoke alarms.

Not disable or alter the operation or code of the burglar alarm.

Be responsible for maintenance of the burglar alarm and the smoke alarms including checking the smoke alarms every week and replacing non rechargeable batteries every year.

The tenant agrees 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.

Section 21 - Tenant’s Obligations – Insurance

The Tenant agrees to:

Be responsible for effecting any insurance the tenant requires for their own possessions and the insurance policy containing a landlord’s accidental damage clause within.

The landlord is not providing any insurance cover for the tenant’s possessions.

Section 22 - Tenant’s Obligations – End of tenancy

The Tenant agrees to:

Return possession of the property at the end of the tenancy in the same good clean state and condition as it was in at the beginning of the tenancy and make good, pay for the repair of, or replace all such items of the fixtures, fittings, furniture and effects as shall be broken, lost, damaged or destroyed during the tenancy (reasonable wear and tear and damage for which the landlord has agreed to insure excepted).

Return all keys to the property to the landlord’s agent by 12 noon on the last day of the tenancy (or sooner by mutual arrangement).

Pay for the washing (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) or arrange the washing and cleaning themselves all at their own expense.

Leave the oven in the same state of cleanliness as it is listed in the inventory.

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.

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.

Pay the reasonable costs, reasonably incurred and which cannot be mitigated, if the tenant fails to keep the appointment to check the inventory at the end of the tenancy and another has to be scheduled.

If there is no dispute the agent will keep or repay the deposit, according to the agreed deductions and the conditions of the tenancy agreement. Payment of the deposit or any balance of it will be made within 10 working days of the landlord and the tenant agreeing the allocation of the deposit.

The tenant should try to inform the agent in writing if the tenant intends to dispute any of the deductions regarded by the landlord or the landlord’s agent as due from the deposit within 20 working
days* after the termination or earlier ending of the tenancy and the tenant vacating the property. The Independent Case

Examiner (ICE) may regard failure to comply with the time limit as a breach of the rules of TDS and if the ICE is later asked to resolve any dispute may refuse to adjudicate in the matter.

If, after 10 working days* following notification of a dispute to the agent and reasonable attempts having been made in that time to resolve any differences of opinion, there remains an unresolved dispute between the landlord and the tenant over the allocation of the deposit the dispute will be submitted to the ICE for adjudication. All parties agree to co-operate with the adjudication.

The statutory rights of the landlord and the tenant to take legal action through the County Court remain unaffected by clauses as per the above.

* These time scales can be changed by agreement with the tenant in individual cases or by the contract used as standard by the agent.

Section 23 - Landlord’s obligations

The Landlord agrees with the Tenant as follows:

To pay all assessments and outgoings in respect of the property (except those for which responsibility is assumed by the tenant under this agreement).

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.

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.

That he / she is the sole owner of the leasehold or freehold interest in the property and that all necessary consents to allow him / her to enter into this agreement (superior lessors, mortgage lenders or others) have been obtained in writing).

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.

This obligation will not override the responsibility of the tenant to pay for damage they cause to the property as claiming on insurance will increase the landlord’s premiums.

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.

The landlord agrees to provide a copy of the insurance and any freehold or head lease conditions affecting the behaviour of the tenant.

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.

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) 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.

Section 24 -Tenancy Deposit Protection Prescribed Information

The deposit is safeguarded by the Tenancy Deposit Scheme, which is administered by:

Please see www.thedisputeservice.co.uk for information provided by the scheme.

The deposit will only be repaid at the end of the tenancy when the conditions noted above have been completed and the landlord and tenant have agreed, or a dispute has been adjudicated by the ICE, or on the order of a court.

If either party is not contactable at the end of the tenancy then the other should contact the scheme provider for advice.

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 Dispute Service Limited for the free alternative dispute resolution service or seek a county court order for a judgement on their claim.

The Dispute Service Limited offer free dispute resolution for deposits covered by them. Applications should be made to The Dispute Service Limited.

The Deposit value as per lease schedule 

The address of the property is as per lease schedule

The contact details of the landlord agent is as per lease schedule

The contact details of the tenant are as per lease schedule.

Information about any Relevant Person is as per lease schedule.

Section 25 - Housing Benefit

The tenant authorises the Local Authority or The Rent Service to discuss with the landlord and the landlord’s agent the details of any Housing Benefit or Council Tax claims made at any time in relation to the renting of the property.

If the landlord’s agent so requires, the tenant consents to any Housing Benefit being paid direct by the Local Authority to the landlord or the landlord’s agent.

The Tenant agrees to refund to the landlord any Housing Benefit overpayment recovery which the Local Authority seeks from the landlord 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.

Section 26 -Guarantor

In consideration for the landlord granting the tenant a tenancy of the property, the guarantor agrees to pay 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 rents or other monies lawfully due.

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.

The guarantor agrees to make payments lawfully due even after the tenant has returned possession of the property to the landlord.