This agreement is a written statement of the terms and obligations of the assured periodic tenancy that you (the tenant) are entering into with us (the landlord). It sets out the legally binding obligations that you and we accept as soon as the agreement is dated above.
We must give you certain information about the tenancy before you enter into the agreement. This information is included in Section A of this agreement. This includes important details about the landlord, the property, the rent and when it should be paid, as well some of our legal obligations.
You should read the agreement carefully before signing. Make sure you want to agree to it all and that it contains everything you need. If you do not understand the agreement or anything in it, you should ask for an explanation before signing. Alternatively, you should consider asking for help from a solicitor, Citizen’s Advice, or a Housing Advice Centre.
The tenant 1:
The tenant 2:
Room Number:
to you as well as any furniture, fixtures and fittings and other items referred to in the Inventory and Schedule of Condition.
The agreement is for an assured periodic tenancy.
This agreement creates a single tenancy that starts on . From this date you are entitled to possession of the property.
The tenancy will continue periodically until you, or we, end the agreement in line with clause 8.0 of this agreement.
The initial rent payment of £ is to be paid in advance on or before . This will cover the rental period beginning on the start date of the tenancy.
From , subsequent rent payments of £ must be paid in advance.
On the of every month. This is the first day of the rental period for which the payment is for. You may pay earlier than this date should you wish to.
Payment must be made in cleared funds to:
If we wish to make a proposal to increase the rent under this tenancy, we must first serve you with notice in accordance with Section 13 of the Housing Act 1988 as amended.
Nobody else is allowed to live on the property without our written permission.
The Rent is inclusive of charges for water, electricity and internet (Wi-Fi) supplied to the Property during the Term, subject to reasonable and proper use.
Council Tax is not included in the Rent. Where all occupiers of the Property qualify as full-time students under applicable legislation, an exemption may apply. In all other circumstances, the Tenant shall be jointly and severally liable for the payment of Council Tax for the Property and shall be responsible for notifying the relevant local authorities of their occupancy status and for making all necessary payments when due.
A Television Licence is not included in the Rent. The Tenant shall be responsible for obtaining and maintaining a valid TV Licence where required by law and for ensuring compliance with all applicable regulations.
You must pay the deposit of £ in full.
It will be protected in MYDEPOSIT deposit scheme within 30 days of receipt in line with clause 5.0 of the agreement.
It is a condition of this tenancy that you and anyone living in the property must have a ‘right to rent’ as set out in Section 22 of the Immigration Act 2014.
If you wish to end this tenancy, you must provide us with at least two months’ notice in writing. That notice must end on the first or last day of rental period.
If we need to end the tenancy then, usually we must do this in accordance with the Housing Act 1988.
If we need to end the tenancy, then we may recover possession of the Property in accordance with the provisions of the Housing Act 1988 (as amended) and any other applicable legislation.
There are implied terms in this tenancy which require us to:
Neither of these implied terms impose an obligation on us to act where:
Please note that we are only responsible for addressing unfitness or disrepair if we are aware of it. You must notify us promptly of any defects so we can address them.
The Landlord shall comply with all applicable gas and electrical safety legislation in force from time to time. This includes ensuring that all gas appliances, fittings and flues, and all electrical installations at the Property are maintained in a safe condition.
The Landlord shall arrange for all required inspections and safety checks to be carried out by suitably qualified persons within the timeframes prescribed by law. Copies of the relevant safety certificates and inspection reports shall be provided to the Tenant in accordance with statutory requirements.
In accordance with Section 16A of the Housing Act 1988, you may request consent to keep a pet at the property during this tenancy. For information on how to make a request, and our obligations to respond, see clause 9.0 of this agreement.
“agent” means a company or person we have engaged to manage the property on our behalf, or anyone who later takes over our agent’s rights and obligations.
“contents” means anything we provide as stated in the Inventory. This includes white goods, furniture, cutlery, utensils, implements, tools, equipment, and the fixtures and fittings.
“emergency” means where there is a risk to life or damage to the fabric of the property or the contents.
“fixtures and fittings” include references to any fixtures, fittings, furnishings, effects, and floor, ceiling and wall coverings.
“Inventory and Schedule of Condition” is a summary of the condition of the property or contents and usually includes a description of any faults, damage or missing items.
“jointly and severally liable” means that if there are two or more tenants, you are each responsible for complying with the agreement’s obligations together and individually. We are free to seek to enforce these obligations or claim damages of any amount against one or more of you.
“landlord” includes anyone entitled to possession of the property when the agreement ends, as well as their successors in title or assignees.
“property” means the self-contained flat in which the property is located. It also includes any part or parts of the property’s boundaries, fences, garden and outbuildings that we own unless we have specifically excluded them from the agreement.
“tenancy” means the time between the start and the termination of the agreement plus any addendum to it.
“tenant” means anyone entitled to possession of the property for the duration of the tenancy.
“us”, “our” and “we” mean the landlord.
“working day” does not include Saturdays, Sundays and bank holidays.
“you” and “your” mean the tenant.
We let the property with the contents to you for the tenancy on the letting terms in this agreement plus any addendum to it.
0.1 If there is more than one tenant, you are all jointly and severally liable for the obligations in the agreement.
0.2 You must make reasonable efforts to ensure that no-one in your household or any visitor to the property breaches the terms of the agreement.
0.3 You must:
1.1 Pay the rent on the days and in the way we have agreed.
1.2 Pay the charges for Council Tax and, where applicable, a TV License if you watch or record live television or use BBC iPlayer, as required by law.
1.3 Pay us all losses, fees, damages, costs and expenses we incur on an indemnity basis:
1.3.1 in recovering from you any rent and any other money that is in arrears.
1.3.2 for the service of any notice regarding your breach of any of your obligations under the agreement whether or not the notice results in court proceedings;
1.3.3 as a result of any of your breaches of the agreement or in enforcing any provision of the agreement, including those about seeking possession of the property;
1.3.4 in the recovery of possession of the property.
1.4 Pay interest at 3% above the Bank of England base rate on any rent or other money due under the agreement that is more than 14 days in arrears from the due date to the payment date.
2.1 Occupy the property as your only or main home and behave in a tenant-like manner.
2.2 Take reasonable care of the property and any common parts.
2.3 Take all reasonable precautions to prevent condensation and mould growth by keeping the property adequately ventilated and heated. This includes following any reasonable instructions we provide on this matter.
2.4 Take all reasonable precautions to prevent frost damage to any pipes or other installations in the property. This includes following any reasonable instructions we provide on this matter.
2.5 Arrange suitable contents insurance for your own belongings. We have no liability to insure anything belonging to you.
2.6 Notify us of any damage that you have done deliberately or that was caused by the neglect or carelessness of you or anyone else living in or visiting the property. You must also repair this damage if we request it. If we give you written notice to repair such damage, you agree to do the work within one month of the date of the notice. This includes repairing damage caused in this way to the property, fixtures and fittings, contents and, if it applies, to the building in which the property is located and any common parts.
2.7 Not take a lodger or assign, sublet, part with or transfer to another person possession of the property, or any part of it, without our written permission.
2.8 Not harass or act in an antisocial way to, or pursue a course of antisocial conduct against, any person in the neighbourhood. Such people include residents, visitors, us, and our agents and contractors.
In particular, you must not:
2.8.1 make excessive noise;
2.8.2 allow other occupiers or visitors to the property (including children) to cause a nuisance;
2.8.3 use the property or allow it to be used for illegal or immoral purposes;
2.8.4 vandalise or damage the property or any part of the property’s common parts or the neighbourhood;
2.8.5 leave rubbish and recycling in unauthorised places or at inappropriate times;
2.8.6 harass, threaten or assault any other tenant, member of their household, visitors, neighbours, us, our family members, our employees, our agent, or any other person or people in the property or neighbourhood for any reason. This includes behaviour due to that person’s race, colour or ethnic origin, nationality, gender, sexuality, disability, age, religion or other belief, or other status;
2.8.7 use or carry offensive weapons;
2.8.8 use, sell, cultivate or supply unlawful drugs or sell alcohol; and
2.8.9 store at or bring into the property any type of firearm or firearm ammunition including any replica or decommissioned firearms.
2.13 Not bring into the property any furniture, electrical equipment or other items that might be a hazard or cause damage or injury to the property or its other occupants.
2.14 Not bring into the property any dangerous or flammable goods, materials or substances apart from those needed for general household use; or store any heating fuel, paraffin, bottled gas or other gaseous fuel without our written permission.
2.15 Not smoke tobacco or any other substance, including vapes. To avoid doubt, we do not regard nicotine staining as fair wear and tear. It is strictly prohibited to smoke tobacco or any other substance in the property’s common parts.
2.16 Not put any damaging oil, grease or other harmful or corrosive substance into the washing or sanitary appliances or drains.
2.17 Not damage any of the property’s common parts.
2.18 Not obstruct the fire escape or any of the property’s common parts. We or our agent may remove any obstructions.
2.19 Not allow children to play on the fire escapes or in any of the property’s common parts.
3.1 Lock all the doors and windows and switch on any burglar alarm whenever you leave the property unattended.
3.2 Tell us if the property is going to be empty for more than twenty-eight days in a row.
3.3 Flush through any water systems after any period when you leave the property unoccupied by running all taps and showers.
4.1 Keep the inside of the property and the property’s common parts (including the fixtures and fittings and the contents) in the same condition, cleanliness, repair and decoration as at the start of the tenancy (except for fair wear and tear); and to do those jobs that you would reasonably be expected to do including the cleaning of any sanitary appliances, shower wastes and windows as often as necessary.
4.2 Notify us as soon as reasonably possible of any defect in the property that comes to your attention.
4.3 Tell us as soon as possible if a fault arises in the smoke alarms.
4.4 Not remove any of the contents from the property without our written permission (which we will not unreasonably withhold).
4.5 Not damage the property, the fixtures and fittings, the contents or the electric, gas, or plumbing system.
5.1 Allow us, our agent or our contractors to come into the property at all reasonable hours of the day to inspect its condition, identify and perform any necessary repairs or improvements, ensure the property is fit for human habitation, or perform any other obligations that we must do by law. We will give you at least 24 hours’ written notice if we are going to enter the property.
5.2 Allow us enter the property immediately in an emergency.
5.3 Allow possible new tenants and valuers access to the property (on at least 24 hours’ written notice) during the tenancy.
6.1 Not change the alarm codes or door locks or have any duplicate keys cut. If you lose your keys or other security devices needed to access the property, you are liable to meet our reasonable costs for replacement. This includes the cost of fitting any new locks that are needed.
7.1 Not store or charge an E-bike or E-scooter in the property or any of the shared facilities, or permit any guests or visitors to do so without the prior written consent of the landlord which will not be unreasonably withheld.
7.2 Not install or modify any charging points or stations for electric vehicles without the prior written permission of the landlord which will not be unreasonably withheld.
8.1 Pay all assessments and outgoings regarding the property that are our responsibility.
8.2 Ensure that any furniture and equipment we supply comply with the Furniture and Furnishings (Fire) (Safety) Regulations 1988 (as amended).
8.3 Keep in repair all mechanical and electrical appliances that form part of the contents (unless specifically excluded), unless the fault or failure is due to your act or failure to act.
8.4 Pay the utilities, service charges and any ground rent we are responsible for as specified in this agreement.
8.5 Keep the property insured against fire and other usual comprehensive risks as long as insurance cover is available on reasonable terms.
At the end of the tenancy you agree to:
9.1 give up the property with full vacant possession;
9.2 give up the property, the contents and our fixtures and fittings in as good a condition as at the start of the tenancy (apart from fair wear and tear) and free from rubbish;
9.3 allow us or our agent to enter the property to do an inspection;
9.4 leave the contents in the same position they were in at the start of the tenancy;
9.5 return to us all sets of keys and other security devices and pay the reasonable costs of having replacement locks or other security devices fitted if not;
9.6 remove all personal belongings including food and other perishable items; and
10.1 The deposit will be held by Student Beehive.
10.2 The deposit will be protected in a government-approved tenancy deposit scheme, namely Mydeposit.com.
10.3 You will get back the deposit when this agreement ends and you leave the property, as long as you have kept to all the conditions of this agreement. If you do not do so, we may take from your deposit:
10.3.1 any rent or other money due or payable by you under the agreement which remains unpaid after the tenancy ends;
10.3.2 the reasonable costs of compensating us for, or for rectifying or remedying, any breach by you of your obligations under the agreement, including those on the cleaning of the property or its fixtures and fittings and the removal or storage of any goods that you leave behind when the tenancy ends;
10.3.3 any costs or damages awarded to us by order of the court in any proceedings we have brought against you;
10.3.4 any damage or compensation for damage to the property or its fixtures and fittings or for missing items for which you may be liable, subject to an allowance for fair wear and tear, the age and condition of any such item at the start of the tenancy, and any repairs that are our responsibility.
11.1 Termination of this agreement ends the tenancy but does not release you from any outstanding obligations or from any obligation that you breached before termination.
12.1 If we serve any notices or documents on you, including any as required or permitted under this agreement or any that the law tells us we must or may give, such notice or document shall be deemed served as set out in clause 12.3.
12.2 You agree that we may serve any notices or other documents via email to the email address(es) you gave on page 3 of this agreement.
13.1 We may recover possession via forfeiture and re-entry where:
13.1.1 the rent is unpaid 14 days after becoming payable whether it has been formally demanded or not;
13.1.2 You are declared bankrupt; or
13.1.3 You breach any term of this tenancy agreement.
This clause does not affect your rights under the Protection from Eviction Act 1977.
13.2 You may bring the tenancy to an end by providing us notice that you intend to vacate the property. The notice must be served in writing to us.
13.3 For the tenant’s notice to be valid, it must provide at least two months’ notice and must expire on the first or last day of a tenancy period. Any one tenant can serve notice to terminate the tenancy for all joint tenants.
For the avoidance of doubt, if a notice is invalid then the landlord is not required to accept the notice and may continue to require you to meet your ongoing obligations under this tenancy, including the payment of rent.
13.4 Once notice is validly served it may only be withdrawn if the landlord and all joint tenants agree in writing to the withdrawal.
14.1 You may request consent to keep a pet at the property during this tenancy. This request must be made in writing, and we will not unreasonably refuse to provide this consent.
14.2 If consent is granted, then we may set reasonable conditions for the behavior of the pet while it resides in the property. These conditions will be provided to you in writing and form a pet behavior policy. If either you, or the pet, fails to adhere to the terms of this pet behavior policy then it will be considered a breach of this tenancy agreement.
15.1 You must not make any alteration or addition to the property, its fixtures or fittings, or the electric, gas or plumbing system or decorate or change the style or colour of the internal or external decoration, or erect or install any aerial, satellite dish or cable television without seeking our written permission (which we will not unreasonably withhold).
15.2 If we refuse consent to a written request, we will respond in writing setting out reasons for refusal.
15.3 If we grant permission for an adaptation or alteration, then we may set reasonable conditions for the making of a relevant improvement. If you do not keep to the terms of these reasonable conditions, then it will be treated as a breach of the tenancy.
Between us, the landlord
Signature:
Name:
Date:
And you, the tenant(s)
