Edwards AST

AN ASSURED SHORTHOLD TENANCY AGREEMENT
Under the Housing Acts 1988 & 1996

THE PROPERTY:  (including all furniture and fixtures and use of the gardens and common parts)

THE LANDLORD(S): XXX

THE AGENT: XXX

LEAD TENANT: (The lead tenant is responsible for all verbal and non verbal communication with the agent/landlord)

ALL TENANT/S: ,
RENT OF XXX per calendar month payable on the 1st day of every month, subject to, at the Landlord’s discretion, an annual increase to take place no sooner than 12 months after the making of this agreement and on giving one month’s notice. EXCLUSIVE of Council Tax and Utilities.

DEPOSIT OF XXX unless otherwise stated logged with The Deposit Protection Service, The Pavilions, Bridgwater Road, Bristol, BS99 6AA. This is not part of any advance rent taken against the property.

All information pertaining to your logging, holding and releasing your deposit including detailed terms and conditions can be found at www.depositprotecion.com. There is an alternative Dispute Resolution Scheme available enabling an independent adjudicator to decide on any dispute. See Terms and Conditions for further information or visit www.depositprotection.com in accordance with The Housing (Tenancy Deposits) (Prescribed Information) Order 2007*

INITIAL TERM: Minimum of 12 months beginning on XXX

(to continue unless formal notice is given by either party. At the end of the initial term the tenancy will become a statutory periodic tenancy.)

NOTICE: To end the initial term and thereafter one full month’s written notice from the tenant and 2 months from the landlord. It is the Lead tenant’s sole responsibility to serve notice on behalf of all tenant/s to the address of the landlord/agent above and to ensure that it is received by the landlord/agent. In the case of multiple tenants notice may not be given by individual tenant’s but as a group as a whole. The lead tenant will be responsible for all negotiations in regards to the return of deposit and for distributing moneys.

Section 1 – THE TENANT(S) AGREES
1. RENT
a) To pay the rent on the 1st day of the month, without any deductions, unless prior approval has been obtained.
b) To pay interest on rent arrears at a rate set out by law per annum above Bank of England Base Rate.
c) The guarantor guarantees that the tenant/s will keep their obligations as set out in this agreement. The guarantor agrees to pay on demand to the landlord any amount that the tenant/s owes.
d) To pay for all reasonable costs reasonably incurred in recovering arrears or other liabilities under this Tenancy agreement.
e) There will be a rental increase yearly, subject to a minimum of £25 pcm and a maximum of the market dictated rate.

2. ALTERATIONS
a) Not to redecorate, alter the door, fixtures, fittings, utility supply meters or fabric of the premises without written consent from the landlord. No furniture will be introduced to the property that does not comply with the Furniture and Furnishings (Fire Safety Regulations 1988).
b) Not to fix anything to the walls, paintwork or anywhere, by adhesive, nails or anything which will damage the surfaces without prior written consent from the landlord.

3. ANNOYANCE
a) Not to do anything to annoy the neighbours, other tenants or other occupiers or to carry out any illegal acts.
b) Not to do anything which will adversely affect the insurance of the Premises or to cause an increased premium to be payable by the landlord.

4. USE
a) As a private residence only, not to conduct any form of trade from the Premises (including the sale of cars etc).
b) To keep the garden tidy and in good order and to keep the windows clean and the drains, gutters and pipes of the Premises clear.
c) To use the Premises, fixture and furniture in a tenant like manner and not to remove any of the contents and keep the property to a reasonable level of cleanliness.
d) No cover is provided by any insurance policy maintained by the Landlord for any personal possessions of the Tenant(s).
e) To insure the contents of the property with suitable contents insurance.

5. OCCUPANTS
a) Not to assign, sublet or part possession of the whole or part of the Premises, fixtures or furniture.
b) The only persons entitled to occupy are those named at Section 4 of this agreement.
c) The lead tenant as named herein is responsible for all and any communications with the landlord or their agent.
d) Not to keep any pets on the Premises without prior written consent from the landlord. If any evidence of any description is found to indicate a pet has been on the premises for any duration at all, the tenants will be liable for the cost of fumigation and the cost of remedying any damage outside of the dilapidations deposit. This payment will be due with the final month’s rent.
e) Periodic inspections will be carried out by the landlord or their agent and photographs will be taken as a record of the condition of the property.
f) Providing a minimum of 24hrs notice the landlord/agent reserves the right to show prospective tenants or buyers around the property.
g) The tenants will keep the property to a suitable level of cleanliness and tidiness. The Landlord may serve notice to the tenant where the tenant fails to keep the property clean where damage is caused to the property as a result.
h) Bikes of any description are not permitted in the property at any time.

6. SERVICES
a) To pay for council tax, gas, electricity, telephone, water and other outgoings incurred during the term of the tenancy.

7. END OF TENANCY
a) To return the property in the same or better condition of cleanliness’s at the start of the tenancy.
b) To repair or replace anything in the Premises which may have become lost, damages or destroyed as a result of the Tenant(s) failure to comply with the agreement.
c) To leave the furniture and fixtures in the same rooms and in the same condition as when the tenancy began, allowing for fair wear and tear.
d) During the last month of the tenancy to allow prospective tenants or purchasers to view the interior by appointment and to allow to be erected a Notice of Sale of To Let board.
e) The Landlord/agent has authority from the Tenant(s) to dispose of any belongings left by the Tenant(s) and charge any costs to the Tenant(s).
f) Failure to agree to the inventory within 7 days of the commencement of this agreement will deem the inventory to have been accepted and agreed by the Tenant(s) as fair and accurate.

8. LOCKS
a) Not to change the locks of the Premises without the prior consent of the Landlord. If locks are changed, without the Landlord’s prior consent, the Landlord reserves the right to change the locks and provide the Tenant(s) with copies and to recover any reasonable cost incurred from the Tenant(s).

9. REPAIRS
a) To allow the Landlord or his agent to enter, on giving 24 hours notice (except in case of emergency when immediate entry may be required to view, inspect or repair).
b) To notify the Landlord of the need for repairs in writing or in person, as soon as possible.
c) To pay the call-out charge for igniting a pilot light, bleeding radiators, changing light bulbs or batteries or where there is not a fault or user error.
d) If the Premises are left unattended during the cold weather, to take all action necessary to guard against frozen water pipes, otherwise bursts caused by freezing will be recoverable from the Tenant(s).
e) Pay for repairs and replacements needed as a result of forcible entry, due to negligence or omission by the Tenant(s).
f) Damage caused by neglect e.g. cigarette burns, hot pans, coffee etc, stain’s, will be charged for on an equivalent basis, allowing for wear and tear.
g) To replace any light bulbs and fuses so that all lights and fuses are working at the end of the Tenancy.
h) Ensure that stand alone smoke detectors (where fitted) are tested regularly and replace batteries if required.
i) To keep the Premises adequately ventilated and to ensure that all extractor fan isolator switches are turned on at all times so as to reduce condensation and wipe away any occurring condensation to prevent any resultant damage to the Premises.
j) The tenants/s accept all liability for any and all mould.
k) To pay costs for any damages caused to WC and Saniflo facilities caused by tenant/s misuse. NB: only toilet tissue can be flushed away.
l) Not to smoke inside the Premises and pay such costs for making good any staining, discolouration, burns or odour caused by a breach of the clause.
m) To turn off the stop tap in the event of any leaks to prevent any damage to the property.
n) The landlord reserves the right to not maintain or repair any white goods in residence under the tenancy agreement.
o) It is the tenants responsibility to be in residence to provide access for any contractor where required. If access is prevented by the tenant there may be a charge of £45 + vat payable for the contractor to return.
p) Irrespective of whether in a fixed term or not it is the tenant’s responsibility to serve the landlord/agent the required notice if they believe that there is a Health and Safety issue in residence that is directly effecting the tenants.

10. VERMIN & PEST CONTROL
a) To take sole responsibility for the costs of any vermin and pest control that may be needed in the property under this agreement and provide receipts (such as fleas, moths, rats, mice and any other insects or vermin). Any evidence must be reported to the Agent.
b) To agree to pay the cost of treatments for any infestation found on vacation of the property due to the tenants actions.

Section 2 – THE LANDLORD(S) AGREES
1. The Tenant(s) may use the Premises without any unreasonable interruption from the Landlord.
2. The Landlord will provide the following services:
a) To attend to all repairs to the structure and interior and the installations for water, gas, electricity, sanitation, space heating and water heating.

Section 3 – THE LANDLORD AND THE TENANT(S) HEREBY JOINTLY AGREE AS FOLLOWS:
1) By signing this agreement the Tenant(s) confirm receipt of notice that possession might be recovered under Grounds 1 or 2 of Schedule 2 of the Housing Act 1988. That is that the Landlord used to live in the Premises as their main home or intends to occupy them as their only or main home. The Premises are subject to a mortgage and the tenancy may be brought to an end if the mortgage requires possession.

2)The deposit is for the purpose of offsetting any damage, compensation, costs or money due under this Tenancy Agreement. Provided the Tenant(s) has complied with the above liabilities and obligations and has taken reasonable care of the Premises, the deposit will be refunded in full. All final receipts or evidence of payment for council tax and utilities must be produced before the deposit is refunded. (See SECTION 1, clause 6 of the agreement). In no circumstances can the Tenant(s) treat the deposit as rent.

3) The Tenant(s) are jointly and severally liable under this agreement. This means if any money is owing due to any provision or break of this Tenancy Agreement, the Landlord or EDWARDS ESTATE AGENTS has the right to recover the full amount outstanding from each of all of the Tenant(s).

Section 4 – WE HAVE READ AND AGREE TO THE TERMS AND CONDITIONS OF THIS LEGALLY BINDING TENANCY AGREEMENT. WE HAVE RECEIVED A VALID LANDLORD GAS SAFETY CERTIFICATE, A CURRENT ENERGY PERFORMANCE CERTIFICATE, THE GOVERNMENT’S HOW TO RENT DOCUMENT, A SIGNED COPY OF THE PRESCRIBED INFORMATION, THE DPS A TENANT’S GUIDE TO THE CUSTODIAL SCHEME AND TERMS & CONDITIONS.

On behalf of the Landlord: ………………………………………………………………………… Date: …………………………
Tenant/s signature: ………………………………………………………………………… Date: …………………………
Tenant/s signature: ………………………………………………………………………… Date: …………………………
Tenant/s signature: ………………………………………………………………………… Date: …………………………
Tenant/s signature: ………………………………………………………………………… Date: …………………………