Your tenancy agreement. Sample. Your rights and obligations as a tenant of Bolton at Home Limited

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1 Your tenancy agreement Your rights and obligations as a tenant of Bolton at Home Limited

2 2 Your tenancy agreement with Bolton at Home Ltd

3 3 Estate Office Reference Code Property Reference Number: This tenancy agreement is between Bolton at Home Limited your Landlord* and you, the Tenant(s)** (insert full names below:) Full name(s): Address: Postcode: *Our name and address: Bolton at Home Limited of 98 Waters Meeting Road Bolton, BL1 8SW. We are registered with the Homes and Communities Agency. **Name of Tenant: ( the Tenant(s) (In the case of joint tenants, the term Tenant applies to each of you and the names of all joint tenants should be written above. Each Tenant individually has the full responsibilities and rights set out in this tenancy agreement.) Charitable status: The property that is the subject of this tenancy is held by a charity, registered number The property is Payments for your home The weekly payments for your property at the start of this tenancy are: (i) rent of (ii) service charges of in respect of the following services: (iii) support charges of (iv) former tenancy rent and other charges arrears totalling payable at per week until paid in full in respect of the following: a) (amount owed) relating to arrears, other charges (delete as appropriate) from (address), at per week b) (amount owed) relating to arrears, other charges (delete as appropriate) from (address), at per week

4 4 Your tenancy agreement with Bolton at Home Ltd c) (amount owed) relating to arrears, other charges (delete as appropriate) from (address), at per week Total weekly rent and other charges Permitted number: The maximum number of people allowed to live at your property is The tenancy: This tenancy begins on (day and date) / /20 for a week and thereafter weekly until brought to an end in accordance with the provisions of this tenancy agreement, and it is an: Assured Shorthold (Starter) tenancy* (*delete as appropriate) Assured tenancy* (*delete as appropriate) Full names of members of your household: Signatories Signed on behalf of Bolton at Home Limited by: [Print name] Date / /20 [Signature] Relationship to Tenant(s)

5 5 Declaration of Tenant Declaration of Tenant: The information which I/we* gave in my/our* application for a tenancy was and still is true. I/we* have read and understood the tenancy agreement and will keep to its conditions. I/we* understand that breach of any of the conditions may lead to legal action being taken against me/us* including eviction. I/we* have received two sets of keys for the back and front doors to the property which I/we* will return at the end of the tenancy, along with a copy of this agreement. (* delete as appropriate) Signed by the Tenant if this is a joint tenancy, each Tenant must sign: [Print name] [Signature] [Print name] [Signature] Date / /20 Where a tenant is legally unable to sign, and a person signs on their behalf: Signed by the Representative of the Tenant [Print name] [Signature] Date / /20 Position of any Representative and reason for representation: [Position] [Reason] Tenant(s) ID Photo: ID Photo ID Photo

6 6 Your tenancy agreement with Bolton at Home Ltd Definitions The list below explains some of the words and phrases we use in this agreement. Starter tenancy An Assured Shorthold tenancy within the meaning of Section 19A of the Housing Act Assured tenancy An Assured tenancy under Section 1 of the Housing Act property communal area household partner rent you we, us the locality The home and any private yard, garden or shed. Section 1 Rent and other charges 1.1 Payments for your home The weekly rent and service and other charges for your home at the start of the tenancy are set out on pages 1 and The payment of rent and service and other charges is due in advance on the Monday of each week. You must pay your rent and service and other charges in full every week If you want to pay your rent and service and other charges other than every week, you may do so with our agreement but must still pay these in advance of the period you are paying for. A part of a building or estate which may be used by any tenant, usually relating to a block of flats or maisonettes. Everybody living in your Help with your rent property, including lodgers. Spouse, husband, wife, civil partner or anyone living as husband or wife or as a civil partner Keeping us informed Rent and all other charges due under this agreement. The tenant(s) of the property. If two or more people are joint tenants, you means each individual tenant and/ or all tenants together. Each Payment of arrears individual tenant and all joint tenants have the rights and responsibilities set out in the agreement. Bolton at Home Limited, your landlord. The general area in which the property located. is If you do not pay your rent You may be entitled to claim financial help for all or part of your rent or service or support charges. It is important for you to claim this if you are entitled. If there are any changes to your household or your personal circumstances that may affect your tenancy, you must tell us straight away including informing us of any change in your contact details If you have any rent arrears and other charges due when this tenancy is granted you must pay off those arrears by the weekly instalments shown on page 1. If you do not make these payments, we may start court proceedings to end this tenancy. If you do not pay your rent, charges or costs, or if you continually pay late, we may take legal action against you. This may involve us asking a court to evict you. 1.2 Services We shall provide the services set out on page 1 for which you shall pay a service charge We may, after consulting the tenant(s) affected, increase, add to, remove, reduce, or vary either the services

7 7 provided or charges for the services or introduce new services for which charges may be payable. 1.3 Changes in rent We may increase or decrease the rent on the first Monday in each April after this tenancy is granted by giving you notice in writing of not less than one calendar month. The revised rent shall be the amount set out in a rent increase or decrease notice given to you by us. 1.4 Changes in service and other charges With effect from the first Monday in each April after this tenancy is granted we may increase your service charge (if it applies) at any time if we give you at least one month s notice in writing, but not more than once a year unless there is a change in the services provided Each year, we will estimate the sum we are likely to spend in providing services to you over the coming year. That will be the service charge we will ask you to pay for the year At the same time, we will work out how much we have actually spent on providing services for you in the previous year. If we have overcharged you, we will reduce your service charge for the coming year. If we have undercharged you, we will increase your new service charge accordingly We will give you a notification showing what is included in your service charge. When you receive your notification you have the right, within six months of receiving it, to examine the service charge accounts, receipts and other documents relating to them and to take copies or extracts from them. We can make a small charge to cover the cost of any copying We can make only reasonable service charges and the services we provide or commission or the work we do must be of a reasonable standard. If you believe that your service charge is unreasonable (in terms of the amount charged or standard of work) you may be able to apply to the First Tier Tribunal (Property Chamber) or equivalent body for a decision as to what is reasonable. 1.5 Support charge (where applicable) If we provide you with support services (indicated by support charges on page 1 of this tenancy agreement) then those services may include the provision of general advice and support in relation to all or any of the following: (a) maintaining the security of your home; (b) maintaining the safety of your home; (c) standard of conduct required; (d) paying the rent including budgeting and managing debt; (e) maintaining your home in an appropriate condition; (f) giving up your tenancy at the appropriate time and moving to other accommodation; (g) (h) ensuring your welfare; other support services (excluding personal care) You agree to accept the level of support services made available to you in order to ensure the necessary standard of independence is achieved You must actively engage with the support provider throughout your tenancy We may vary the support and advice charges by giving you notice in writing of at least one calendar month of the new charge. We will usually do this when we increase your rent each year. In varying the support and advice charges, we will limit any increase in charges for the support services provided with reference to the level of charges approved by the administering authority If, instead of us providing you with support services, a support provider provides you with such support services as are listed in condition 1.5.1, then you are responsible for entering into a separate agreement with that service provider with respect to the provision of those services and to pay for that support in accordance with that separate agreement and in addition to any rent or service charge which is payable in accordance with this agreement.

8 8 Your tenancy agreement with Bolton at Home Ltd Section 2 - Notices 2.1 Service of notices This condition gives you notice under Section 48 of the Landlord and Tenant Act 1987 that our address for receiving legal notices, and any other communication arising from this tenancy agreement, is: Bolton at Home Limited, 98 Waters Meeting Road, Bolton BL1 8SW. 2.2 Legal notice Any legal notice, or any other communication arising from this tenancy agreement, shall be validly served on you if posted or delivered to or left at your home or last known address. 2.3 Altering the agreement Except for any changes in rent, service or support charges or where permitted under future legislation, this tenancy agreement may be altered only with the written consent of both you and your landlord. Section 3 Starter tenancy 3.1 Starter tenancy duration If you are a Starter tenant, your tenancy will become an Assured tenancy from the first anniversary of the tenancy start date unless before that date: (a) we have started court proceedings for possession against you; or (b) we have served a notice on you under Section 8 or Section 21 of the Housing Act 1988 requiring you to give up possession of your home; or (c) we have written to you extending the period that your tenancy is a Starter tenancy by up to six months. 3.2 Starter period continuation In any of the circumstances in 3.1 above, the starter period will continue until: (a) two months after the expiry of the Section 21 notice; or (b) 28 days after we receive written notice that court proceedings (including any appeal) for the (c) possession of your home have been determined (if no possession order has been made); or we serve you with written confirmation that this tenancy has converted to an Assured tenancy. 3.3 Extension of Starter period We can serve a written notice on you extending the starter period at any time during the starter period of your tenancy. 3.4 Ending your Starter tenancy We may end your Starter tenancy under Section 21 of the Housing Act 1988 or by due process of law which will ordinarily be by obtaining a court order for possession of your property on one of the grounds listed in Schedule 2 to the Housing Act 1988 or on any suitable statutory grounds for possession or by any other lawful means (such as surrender or Notice to Quit) depending on circumstances If you cease to occupy your property as your only or principal home or if we believe that you have stopped living in your property without having given us notice of your intention to terminate your tenancy, we may validly end your tenancy by serving a Notice to Quit at the property If you part with possession of your property or sub-let the whole or any part of your property, we may validly end your tenancy by serving a Notice to Quit at the property. Section 4 - Our obligations 4.1 Possession We agree to give you possession of your home at the start of the tenancy. 4.2 Tenant s right to occupy We agree that you have the right to enjoy your property without interference from other people as long as you keep to the conditions of this agreement except where: we or any of our contractors require access, subject to reasonable notice, to inspect the condition of your property

9 9 or to carry out repairs, improvements or other works to your property or an adjoining property; or we are entitled to possession at the end of the tenancy. 4.3 Our repairing and maintenance responsibility We will keep in repair the structure and exterior of your property (including drains, gutters and external pipes), the installations for the supply of water, gas and electricity (so long as the installations are under our control) and for sanitation (including basins, sinks, baths and toilets which we have installed), and keep in repair and proper working order the installations in your property which we have installed for space heating and heating water We have a right to access your property for annual gas servicing and any safety inspection. We may require access to carry out any inspection for repairs or maintenance, treatment, emergency work or modernisation improvement. 4.4 Condition of communal area We will take reasonable care to keep the communal entrance, and any hall, stairway, lift, passageway, rubbish chute, window and any other communal area, including the electric lighting, in a reasonable condition and fit for use by you and other occupiers of and visitors to your home. 4.5 Identification When we or our contractors visit you at your property we will have identification badges to confirm our identity. 4.6 Succession If you die while still a tenant, certain people, who are specified in Condition below, may succeed to this tenancy. This condition will not apply if you have already succeeded to this tenancy (either under this condition in this tenancy or similar succession conditions in a previous tenancy which we granted) (a) If you are a joint tenant and not a successor yourself, then when you die the tenancy will continue in the name of the remaining tenant. (b) (c) If you are a sole tenant and not a successor yourself then when you die, the tenancy will pass to your spouse, civil partner or someone living with you as your spouse or civil partner (this includes same-sex couples) provided that he or she lived with you in your home as their principal or only home immediately before your death. If you are a sole tenant and not a successor yourself and you had no spouse or civil partner living with you (or someone living with you as your spouse or civil partner) immediately before your death, then when you die, we will seek possession of your property. If your tenancy has passed to another person either under your will or under the rules of intestacy, we will apply to the court for possession of the property. We will seek to recover any rent arrears and court costs from the point of your death until we regain possession of the property from whomever the tenancy passed to at your death. Section 5 - Your obligations 5.1 Possession You must take possession of your home at the start of the tenancy and must not part with possession of your home or sub-let the whole or any part of it. 5.2 Outgoings You must meet all outgoings applying to your home including water, gas and electricity charges and other costs whether metered or billed. 5.3 Tenancy fraud You must not carry out or commit any fraud related to your occupation of the property. Examples of tenancy fraud include, but are not limited to, sub-letting the whole, or any part, of the property whether for profit or not, or having made false statements to us or to a housing authority about your circumstances, means or needs which induced us to grant the tenancy. We will take legal action against you if you breach this condition.

10 10 Your tenancy agreement with Bolton at Home Ltd 5.4 Another home During your tenancy you must not, either solely or jointly, own or rent any other residential property which would, apart from any tenancy at that property, be lawfully available for you to live in at all times and which would be reasonable for you to live in as your home at any time during the year. You must tell us in writing immediately if you own a residential property or have another residential lease or tenancy. In deciding whether to take legal action against you if you have breached this condition, we will consider your circumstances and the reasonableness of seeking possession If you inherit a property which would be reasonable for you to live in as your only or principal home, the condition in is enforceable once the inherited property is no longer subject to probate or you have owned the property for more than 12 months. 5.5 Use of your home You must use your home for residential purposes, as your only or principal home. We will take legal action if you breach this condition If you want to run a small business from your home, you must obtain our written permission. We will not normally refuse permission unless the business could damage the property, cause a nuisance to your neighbours or be in any other way detrimental to our ownership and management of your property and the residents and homes around it. Examples of businesses we would not allow include repairing and or maintaining cars, selling cars, and businesses involving machinery or other sources of noise. We may attach conditions to our written permission. We can withdraw our permission by notice in writing if we consider that your business causes a nuisance or if you do not keep to any of the conditions we attach to our permission. We will take legal action if you breach this condition You, your household and your visitors must not do anything illegal in the property. Examples include but are not limited to: (a) (b) (c) (d) growing, selling, supplying, storing or using illegal drugs or any other controlled substance; storing or selling stolen goods; meter tampering; prostitution; and (e) keeping or discharging any unlicensed or illegal firearm. 5.6 Nuisance and antisocial behaviour You, your household or any of your visitors must not do anything which is nuisance or antisocial behaviour, including noise nuisance, annoyance or disturbance to any person living in the locality You are responsible for the behaviour of every person (including children) living in or visiting the property Antisocial behaviour means conduct capable of causing nuisance or annoyance to any person. 5.7 Harassment and hate You or anyone living with or visiting you must not cause harassment, alarm or distress to, or physically or verbally abuse or assault, any person living in the locality, for any reason, including but not limited to their race, sex, sexuality, colour, nationality, ethnic origin, faith, age, disability or any medical condition You must not harass anyone by, for example: (a) committing any act of violence or threatening to use violence; (b) using abusive or insulting language, or behaving in an abusive way; (c) damaging someone else s property, or threatening to do so; or (d) writing abusive or insulting graffiti Depending on the circumstances, any sort of behaviour that threatens any person or their property may be considered harassment. 5.8 Domestic abuse You or anyone living with or visiting you must not inflict or threaten violence or other abuse against anyone who lives with or is visiting you or lives or works in

11 11 the locality. Domestic abuse can involve physical, mental, sexual, emotional and or financial abuse. 5.9 Pets and animals If you live in a flat or if you share an entrance with any other tenant, you must not keep any animal at the property unless you have obtained our permission in writing; we will not unreasonably withhold permission depending on individual circumstances and any current policy on pets You must not keep any animal at the property which: (a) is likely to frighten, attack or cause nuisance or annoyance (noise or otherwise) to another person or animal in the locality; (b) (c) (d) is likely to damage the property, or damage any other property in the locality or the belongings of anyone living in the locality; is likely to foul land or other property (including your property) in the locality; which requires more space to live comfortably, safely and or humanely than can be afforded by your property We may require you to put in place reasonable measures to manage and control your animal. If you do not or are unable to comply, we may require you to remove any animal from your property if we write and ask you to do so You or anyone who lives with you must not breed for profit animals at your property unless you have our permission in writing You or anyone who lives with you or visits you must keep any animal at your property under proper control and not allow them to be a nuisance, annoy anyone or cause any damage You or anyone who lives with or visits you must immediately clear up any mess your animal makes, whether inside your property, in any communal area or in any public area or garden in the locality If, after your tenancy has ended, you leave any animal in your property, we will charge you for any costs incurred in taking care of the animal and or finding a home for it. We will charge you for any damage your animal has done to the property. You must pay us for this. We will normally take legal action to recover any money you owe us for this and any other cost consequential from leaving an animal at the property Household contents You are responsible for the contents of your home. You may want to take out contents insurance Health and safety You or anyone who lives with or visits you must: (a) make every reasonable effort to keep your home free from vermin; (b) keep your home and any communal area clean and reasonably tidy; (c) not litter any communal area with rubbish or any other item that may cause an obstruction, or cause a health, fire risk or other nuisance; (d) (e) (f) (g) not keep any excessive or unreasonable quantity of goods or other material in the property so as to cause an obstruction, cause a health or fire risk or other nuisance, prevent easy access to doors or windows, affect the condition of the property (for example, because of unreasonable load on the floors) or affect our ability to access and service our appliances; use the bins provided to dispose of rubbish and other items, take the bin or bins to the correct place on the day that the collection service comes to your area and bring the bin or bins back to your property within a reasonable time thereafter; not fly-tip or dispose of rubbish and other items in communal areas other than in the bins provided; promptly arrange for any bulky items of waste or rubbish to be removed by Bolton Council or

12 12 Your tenancy agreement with Bolton at Home Ltd (h) (i) (j) (k) (l) (m) (n) any other organisation or person registered to remove waste or rubbish. not keep or store mopeds or motorbikes inside any residential part of the property or in any indoor shared area; not keep or store a mobility scooter, scooter, bike, pram or pushchair in a communal area other than in an area designated for that purpose; not store dangerous liquids or materials at your property; not keep any fuel-driven appliance inside your property or any communal part other than on a paved or concrete surface for parking, or in a garage or an outbuilding; not do anything in the property which may cause a danger to any person; not use or store portable gas heaters or gas bottles at your property or in a communal area; not disconnect or damage any smoke detector or sprinkler where fitted in any communal area; (o) not keep open any communal door or fire exit Internal decoration You must keep your home in reasonable decorative order You must not apply the following materials to any surface within your property without first obtaining our permission in writing: Artex, vitreous tiling, polystyrene or any similar or comparable tiling or laminate or tiled flooring. We may give you permission to use some of these materials but you must not carry out any work until we have given you our permission in writing We will never give permission for laminate flooring that is glued to the floor or for Artex, vitreous, polystyrene or any similar or comparable tiling to any surface If you use any of the above materials without our permission and we damage them while carrying out repairs or improvements, we will not be liable for this damage TV aerials You must not erect any aerial (including CB, television or satellite) unless you have obtained our permission in writing You must not remove any aerials which we have had installed CCTV You must not install any CCTV equipment unless you have obtained our permission in writing Damage You must make good any damage to your home or our fixtures and fittings or to the communal area caused by you or any member of your household or any visitor to your home, or any animal in the charge of you or anyone who lives with or visits you, fair wear and tear excepted. If you do not make good this damage you must pay for any damage to the property caused by you, or a member of your household or a visitor or any animal Repairs and maintenance If a repair is required as a result of criminal damage caused by someone other than by you or anyone who lives with or is visiting you, you must report this to the police and get a crime reference number You are responsible for keeping the inside of your home in a good condition during the time you are the tenant of the property. This includes using all fixtures and fittings responsibly and taking reasonable steps to keep them in good condition You are responsible for repairing and maintaining all your own equipment and appliances, such as cookers or washing machines You are responsible for decorating the inside of your home and for doing any minor repair and any replacement such as but not limited to: (a) (b) replacing any plug and chain in baths, basins and sinks; replacing any lost or broken key;

13 13 (c) (d) (e) (f) (g) (h) repairing or replacing any handle, lock and catch on internal doors, cupboards and wall tiles; replacing any lightbulb and fluorescent tube and starter, and fuse in appliances; resetting any trip switch; replacing any toilet seat and trying to clear any simple blockage in sinks, baths, basins and toilets; testing any battery-operated smoke and CO2 detector and replacing any battery when necessary; and clearing leaves from drains You must take reasonable care to prevent pipes from freezing and bursting and to prevent damage to the property by fire or explosion Reporting disrepair You must report to us promptly any disrepair, defect or hazard for which we are responsible in your property or in the communal area Access You must allow our employees or contractors acting on our behalf access at reasonable times and subject to reasonable notice to inspect the condition of your home or any installations or to carry out repairs, improvements or other works to your home or adjoining property. We will normally give at least twenty-four hours notice but more immediate access may be required in an emergency You must give our employees or contractors access to the property when required so that they may carry out a gas safety check You agree that if there is an emergency which has caused injury to someone or has damaged any property, or could injure someone or cause damage to any property, we or other people may need to enter your property without giving you notice. If so, we will make sure your property is secure afterwards You must when necessary and subject to reasonable notice, move out of your home to allow us to carry out repairs and/or other works for as long as we reasonably require. We will normally give you reasonable notice to move out, but there may be times when this is not possible for example, in the case of an emergency gas leak. Where reasonably possible, we will consult you before we offer you a temporary property to move into. You must move to any temporary property we consider to be reasonable. If you refuse to move, we may take legal action to force you to move. We will ask the court to make you pay our legal costs in taking this action. Once such works are complete, you must return to your property and vacate the temporary property when we ask you to. If you do not, we may take legal action to force you to move. If we do so, we will ask the court to make you pay our legal costs in taking this action All employees and people who work on our behalf carry identity cards. Always ask to see an identity card before allowing anyone into your property Respect for our employees and contractors You must not threaten or harass any of our employees or contractors, any board members or anyone who works for us, or on your behalf, while they are carrying out their duties or because they have carried out their duties Garages, sheds etc. You or anyone who lives with or visits you must not build or put up any garage, parking area, shed, greenhouse, outbuilding or any other structure unless you have our permission in writing, even if this structure is only temporary. If we give you permission, you will be responsible for any repairs and maintenance. You will not normally be allowed to put up any structure at the front of your home. At the end of your tenancy, you must remove any structures you have put up and repair any damage to your property caused by the presence or removal of any such structure. We will tell you which structures need to be removed. If we ask you to remove any structure and you fail to do so, we may carry out the work and charge you for it. You must pay any reasonable cost.

14 14 Your tenancy agreement with Bolton at Home Ltd 5.21 Garden maintenance If your property has one or more gardens, you or anyone who lives with you must look after any garden (including any hedges) and keep it tidy and free from rubbish. If you do not keep it in good condition, we may charge you the reasonable cost of any maintenance or clearance work we carry out. If for any reason you cannot maintain your garden, you must contact us for advice as soon as possible You or anyone who lives with or visits you must not build a pond in your garden. If you or someone who lives with or visits you builds a pond, you must remove it and fill it in at your own expense You and your household must maintain your garden so that it does not grow over any footpath, ginnel or road, block any access or light or otherwise cause a nuisance If you live in a flat or maisonette with a shared garden, you are as responsible for the garden maintenance as any other tenant who shares the garden Fences and walls You or anyone who lives with or visits you must not take down, replace, build or renew any fence or wall unless you have our permission in writing. If it is a shared garden both tenants are equally responsible for the fencing Hedges, shrubs and trees You or anyone who lives with or visits you must not allow any hedge or shrub at your property to grow more than two metres high. If you do allow a hedge or shrub to grow more than two metres high and fail to prune it within a reasonable period of time or the time we tell you, we will prune the hedge or shrub and charge you for this work. You must pay us for doing this You or anyone who lives with or visits you must not plant any tree or hedge in the property unless you have our permission in writing. If you do plant any tree or hedge without obtaining our permission in writing, we may require you to remove it; when so required, if you do not remove it within a reasonable period of time, or within the time we tell you, we will do so and charge you for this work. You must pay us for doing this You and your household must not cut down or remove any tree hedge or shrub unless you have our permission in writing Roadways You or anyone who lives with or visits you must not block local roadways and other vehicular access in the locality Parking You or anyone who lives with or visits you must not park vehicles within the boundary of your property unless you have a garage or a paved or concrete surface for parking You or anyone who lives with or visits you must not park any vehicle, caravan or trailer on pavements, verges, open areas or playgrounds in the locality You or anyone who lives with or visits you must not park a caravan, motor home or trailer at your property unless you have permission in writing from us and you have a paved or concrete surface for parking You or anyone who lives with or visits you must not park any vehicle weighing over 3.5 tonnes within one mile of the property, except in an area where those vehicles are allowed to park You or anyone who lives with or visits you must not keep any unroadworthy vehicle on your property unless you have permission in writing from us and you have a paved or concrete surface for parking Overcrowding You must not allow more than the number of persons shown on page 4 to live at your home Lodgers A lodger is someone who is granted nonexclusive use of a room in the property usually in exchange for a payment. Lodgers may receive extra services from the tenant such as cleaning, laundry or meals.

15 You must not take any lodgers except as provided in Section 6.3 and you must tell us on request the name, age and sex of the intended lodger and the accommodation he or she will occupy Sub-letting Sub-letting is when a tenant grants a tenancy of part or all of their property to another person or persons for the exclusive use of part or all of the property You must not sub-let the whole or any part of your property Adding members to your household If you have more people in your household than the permitted number shown on page 4, we will write to you and ask you to reduce the number of people in your property. If you fail to do as we ask, we may take legal action against you which may lead to you losing your home If you want someone to live in your property who was not part of your household when you moved in, you must obtain our permission in writing first. This includes children, relatives, friends and guests. We will not unreasonably refuse permission. You will be in breach of your tenancy agreement if you fail to obtain our permission in writing first Absence from your home If you are going to be away from the property for more than 30 days continuously you must tell us in writing beforehand or as soon as possible once you are away. You must also tell us if the property is regularly empty during the week, for example, because you work away from home. If you are going to be away from home, you must make sure the property is left secure If we need to secure your property while you are away, we will take action against you to recover the costs of any reasonable security measures which we have taken Ending the tenancy You must give us at least four weeks notice in writing when you wish to end your tenancy unless we permit you to give a shorter notice period If, when you die, no-one takes over the tenancy of the property your executor or next of kin must notify us in writing. We will require at least two weeks notice to end the tenancy Moving out You must give us vacant possession and return the keys of the property at the end of the tenancy. You must remove all your furniture and personal belongings and remove any rubbish. You must leave the property and our fixtures and fittings in good lettable condition and repair (subject to fair wear and tear). We do not accept any responsibility for anything you leave at the property at the end of the tenancy You must hand all keys to the property into us by 10am on the date agreed for you to leave the property. If you fail to do this, we may charge you further rent If, once you have vacated the property, you have left some of your belongings or other items in the property, including in any garden, shed, outbuilding, loft space, communal area or anywhere else associated with the property, we will as far as possible give you notice of the goods left behind and require you to retrieve them no later than 28 days from your having left the property. We may have to remove the belongings and store them elsewhere. After the 28 days, if the goods are still unclaimed, we will dispose of the belongings. We will charge you for any such storage, transport, removal and disposal of the said goods It is your responsibility to make sure that the property is secure. If you fail to hand in all the keys at the end of your tenancy, we will change the locks and we will normally charge you for doing so.

16 16 Your tenancy agreement with Bolton at Home Ltd 5.33 Moving options As a tenant of Bolton at Home you have a right to access a number of moving options within Bolton at Home including mutual exchange, downsizing and upsizing. This will not be available to you until 12 months after the commencement of your tenancy. We do not allow a move into a property of the same size unless exceptional circumstances can be demonstrated. However, you must be a tenant of Bolton at Home for 3 years before you can access this option Charging you for work If we have to do any work resulting from you breaching a condition of the agreement, we may charge you the cost of that work which you must pay. We will normally take legal action against you to recover these charges Costs for taking action against you If we take action against you because you or anyone who lives with or visits you has not kept to any condition of this agreement, we will always consider applying to the court for you to pay our legal costs and any damages. Section 6 - Your rights 6.6 Right to occupy You have the right to occupy your home without interruption or interference from us for the duration of this tenancy except where: (a) you are obliged to give us access; (b) we need to enter in an emergency; (c) we enter your home as we have reasonable cause to believe that you have stopped living in the property in order to establish whether you are no longer living in the property Your right to occupy your home is at risk if you do not comply with the terms of this tenancy agreement or have proper respect for the rights of other tenants and other persons in the locality. 6.2 Tenure for Assured tenancy You shall remain an Assured tenant so long as you occupy the property as your only or principal home If the property is not your only or principal home then your tenancy will stop being an Assured tenancy. In that event or if we believe that you have stopped living in your property without having given us notice of your intention to terminate your tenancy, we may validly end your tenancy by serving a Notice to Quit at the property Even if the property remains your only or principal home, in certain circumstances we may end your tenancy by due process of law which will ordinarily be by obtaining a court order for possession of your property on one of the grounds listed in Schedule 2 to the Housing Act 1988 or on any suitable statutory grounds for possession or by any other lawful means (such as surrender or Notice to Quit) depending on circumstances. 6.3 Right to take in lodgers You have the right to ask for permission to take in lodgers as long as the property does not become overcrowded. Before doing so, you must fill in an application form. We will not unreasonably refuse any application If you are in specialised accommodation, such as sheltered accommodation, any lodger must also meet the letting conditions for that type of accommodation You must not take in any lodger with any unspent conviction for an offence involving antisocial behaviour or someone who has been found by a court to have committed housing-related antisocial behaviour without disclosing the fact and obtaining our permission in writing. 6.4 Right to make improvements If you are a Starter tenant, you must not make any improvements, alterations or additions to your property If you are an Assured tenant, you may make improvements, alterations and additions to your property including putting up a television aerial, external

17 17 decoration and additions to, or alterations in, our installations, fixtures and fittings, provided that you have first obtained our written consent and all other necessary approvals (for example, planning permission or building regulations approval). We shall not unreasonably withhold our consent but may make it conditional upon the works being carried out to a certain standard. Failure to seek and obtain our consent first or to comply with our conditions shall be a breach of your obligations under this tenancy. We will not give permission for any gas fire or solid fuel or wood burner for safety reasons. 6.5 Complaints We want to deliver the best possible service to you. We recognise that sometimes things may go wrong; you may feel we are not keeping to the agreement, or you may have a comment or suggestion which we would like to hear You may contact us: (a) (b) (c) by phoning our Customer Care Team on ; by sending an to: customer.care@boltonathome.org.uk; or by writing to: Customer Care Team Bolton at Home Freepost NAT13006 Bolton BL1 8ZZ We shall operate a procedure for dealing with complaints raised by you on any matter arising from this tenancy. The procedure shall operate in accordance with the requirements of the Homes and Community Agency as laid down from time to time. We shall provide you with details of the scheme at the beginning of the tenancy and inform you of any changes If you are still dissatisfied after the complaints procedure has been exhausted, you have the right to refer the matter to the Independent Housing Ombudsman. 6.6 Right to acquire If you are a Starter tenant, you do not have the right to acquire If you are an Assured tenant, you have the right to acquire under Section 180 of the Housing and Regeneration Act 2008, or any legislative amendments or changes from time to time, unless you live in sheltered housing or other housing excluded from this right by legislation, in which case you will not be able to exercise this right.

18 18 Notes

19 19

20 Need more information about your tenancy? Taking on a tenancy is a serious undertaking for both customer and Bolton at Home. We both have responsibilities to fulfil making sure we both do what we have agreed will ensure a positive relationship throughout the length of your tenancy. Remember, your Tenancy Agreement is a legally binding contract. If at any time, you have a question, please get in touch with us. General enquiries Phone: info@boltonathome.org.uk Form: Complete the online enquiry form, found in the contact us section of our website. Write: Bolton at Home, 98 Waters Meeting Road, Bolton BL1 8SW Visit: Our office or UCAN centres. Details on our website: Reporting repairs Phone: (24 hours) Form: Complete the online form, found in the contact us section of our website. Visit: Our office or UCAN centres. Details on our website: Reporting antisocial behaviour Phone: Form: Complete the online form, found in the contact us section of our website: Write: Neighbourhood Safety Team, 98 Waters Meeting Road, Bolton BL1 8SW Visit: Our office or UCAN centres. Details on our website: All details are correct at the time of going to press. Published March If you have difficulty reading this document, please phone Bolton at Home Limited is a registered charity (no ). HCA no

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