TENANCY AGREEMENT. (Amended May 2010) This is an Assured Shorthold Tenancy Agreement under the Housing Act 1988 (as amended by the Housing Act 1996).

Transcription

1 TENANCY AGREEMENT (Amended May 2010) INFORMATION FOR PROSPECTIVE TENANTS This is an Assured Shrthld Tenancy Agreement under the Husing Act 1988 (as amended by the Husing Act 1996). Befre yu sign it yu shuld read it carefully and make sure yu understand the respnsibilities and rights f bth the Landlrd and Tenant. Yu may wish t cnsider matters befre signing and if unsure take sme advice, frm a slicitr, Citizens Advice Bureau r Law Centre, fr example. Once signed and cmpleted it becmes a cntract between yu and yur Landlrd. This Agreement is nly fr use in England and Wales. Nt t be used fr agreements f a fixed term f mre than three years which must be signed as a Deed.

2 DEFINITIONS Administratin Csts means the csts and charges assciated with the setting up and running f the Tenancy, including the csts f checking the Prperty at the end f the Tenancy. Cleared funds means cash r a direct debit payment r standing rder payment (subject t the previus written agreement f the Landlrd) r the date n which a cheque presented t a bank r building sciety fr payment is hnured by payment n that cheque t the Landlrd. Fr the avidance f dubt, if a sum is t be paid in cleared funds by a certain date a cheque prvided n that date will nt be sufficient t meet this bligatin. Depsit means the sum set ut in Clause 1 and described in Clause 2 f this Agreement. Depsit Hlder in the Prescribed Pages means the persn, firm r cmpany wh hlds the Depsit under and is a Member f the TDS. Fixtures and Fittings means references t any f the fixtures, fittings, furnishings, r effects, flr, ceiling r wall cverings. Head Lease r Superir Landlrd sets ut the prmises the Landlrd has made t his Superir Landlrd (if applicable). The prmises cntained in the Head Lease will bind the Tenant if he has prir knwledge f thse prmises. ICE means the "Independent Case Examiner f The Dispute Service Ltd". Inventry and Schedule f Cnditin means the dcument drawn up prir t the cmmencement f the Tenancy by the Landlrd, the Landlrd s Agent, r inventry clerk which shall include the Fixtures and Fittings in the Prperty including all matters specified in the Inventry and Schedule f Cnditin, which will be given t the Tenant at the start f the Tenancy r after the check in reprt f the Inventry and Schedule f Cnditin has been prepared. Jint and several means that if the Tenant includes mre than ne persn, each individual is liable fr all the Tenant s respnsibilities and bligatins under the Tenancy individually until all rent and ther csts are paid in full and as a grup the persns frming the Tenant will be jintly liable with the thers until all rent and ther csts are paid in full. Landlrd means all thse peple listed in Clause 1 f this Agreement as being the jint r sle landlrd f the Prperty, and their successrs in title frm time t time. Landlrd s Agent means any persn authrised by the Landlrd t act n the Landlrd s behalf frm time t time in relatin t the tenancy; a Landlrd's letting agent r a slicitr, fr example. If the Landlrd appints anther agent r agents, their identity and address will be ntified t the Tenant prmptly in writing and any changes will be ntified t the Tenant in gd time. Prperty means any part r parts f the building bundaries fences garden and utbuildings belnging t the Landlrd unless they have been specifically excluded frm the Tenancy. When the Tenancy is part f a larger building the Prperty includes the use f cmmn access ways and facilities. Relevant Persn in the Prescribed Pages means any persn, cmpany r rganisatin paying the Depsit n behalf f the Tenant such as the lcal authrity, parent r guarantr. Stakehlder means acting as agent fr the Landlrd and fr the Tenant. A stakehlder can nly act with the cnsent f bth the Landlrd and the Tenant. N deductins can be made frm the Damage Bnd withut cnsent, preferably in writing, frm bth parties, r frm the curt, r an adjudicatin decisin frm TDS. Superir Landlrd means the persn fr the time being wh wns the interest in the building f which the Prperty frms part which gives him the right t pssessin f the Prperty at the end f the Landlrd s lease f the Prperty. TDS means the Tenancy Depsit Scheme which is perated by The Dispute Service whse details are shwn in the Tenancy Agreement. Tenant means all thse persns listed in Clause 1 f this Agreement as being jint and several Tenants f the Prperty and any ther persn in whm the Tenancy is vested frm time t time. Term r Tenancy means any reference t the riginal fixed term f the agreement, any extensin r

3 cntinuatin f the cntractual Tenancy r any statutry peridic Tenancy arising after the expiry f the riginal fixed term. This Agreement is subject t the jurisdictin f the curts in England and Wales. References t the masculine gender in this Agreement will include the feminine and t the singular will include the plural. The basis upn which the Landlrd can recver pssessin frm the Tenant, during the fixed term are set ut in the Grunds f Schedule 2 f the Husing Act 1988, (as amended) and which are referred t in this Agreement are as fllws: Mandatry Grunds Grund 2: at the start f the Tenancy the Tenant was advised that the Landlrd wns the Prperty, nrmally lives there and that his lender may have a pwer f sale f the Prperty if the Landlrd des nt make his mrtgage payments fr the Prperty; Grund 8 : bth at the time f serving the ntice f the intentin t cmmence prceedings and at the time f the curt prceedings there is (a) at least eight weeks Rent unpaid where Rent is payable weekly r frtnightly; (b) at least tw mnths Rent is unpaid if Rent is payable mnthly; (c) at least ne quarters Rent is mre than three mnths in arrears if Rent is payable quarterly; (d) at least three mnths Rent is mre than three mnths in arrears if Rent is payable yearly; Discretinary Grunds Grund 10: bth at the time f serving the ntice f the intentin t cmmence prceedings and at the time f the curt prceedings there is sme Rent utstanding; Grund 11: there is a histry f persistently late Rent payments; Grund 12: the Tenant is in breach f ne r mre f the bligatins under the Tenancy Agreement. Grund 13: the cnditin f the Prperty r the cmmn parts has deterirated because f the behaviur f the tenant, r any ther persn living at the Prperty; Grund 14: the tenant r smene living r visiting the Prperty has been guilty f cnduct which is, r is likely t cause, a nuisance r annyance t neighburs; Or, that a persn residing r visiting the Prperty has been cnvicted f using the Prperty, r allwing it t be used, fr immral r illegal purpses r has cmmitted an arrestable ffence in r in the lcality f, the Prperty; Grund 15: the cnditin f the furniture has deterirated because it has been ill treated by the tenant r smene living at the Prperty; Grund 17: the landlrd was induced t grant the Tenancy by a false statement made knwingly r recklessly by either the tenant r a persn acting at the tenant's instigatin. There are a series f Schedules attached t this Agreement. Schedule A If the Prperty cntains furniture, fixtures, cntents and effects, a list f the furniture, fixtures, cntents and effects ( Fixtures and Fittings ) will be set ut with a descriptin f their cnditin in Schedule A Inventry and Schedule f Cnditin. Schedule B If the Landlrd s wn title t the Prperty is leasehld and nt freehld, the Landlrd will himself be a Tenant under a Superir Lease and there will be a Superir Landlrd. Where the Tenant s bligatins under the Superir Lease are passed n t the Tenant t be perfrmed by the Tenant during the tenancy thse bligatins are set ut in full in Schedule B.

4 1. THE MAIN TERMS OF THE AGREEMENT Date The date upn which the Agreement is signed by bth the Landlrd and the Tenant The Landlrd (s) Insert the full name and actual address r names and actual addresses f the Landlrd if the Landlrd frms mre than ne persn. If necessary, attach a cntinuatin sheet setting ut the full names and addresses f all jint persns frming the Landlrd. Mr AN Other 1 Bassets Lane Salisbury Wiltshire SP1 1TT The Tenant (s) Insert the full name and present address r full names and present addresses f the Tenant. If necessary, attach a cntinuatin sheet setting ut the full names & addresses f all jint persns frming the Tenant. Mr A Tenant 7, Any Rad Salisbury Wiltshire SP1 1TT The Prperty Insert the full pstal address and pst cde f the Prperty t be let t the Tenant under this Agreement. If necessary, describe the Prperty in detail including r excluding any part f the Prperty that is t be r nt t be included within the Tenancy s that there can be n dubt as t exactly what is r is nt t be let t the Tenant under the Agreement. 1 Bassets Rad, Salisbury, Wiltshire, SP1 1TT The prperty cntains [furniture], fixtures, cntents, and effects ( Fixtures and Fittings ) which are specified tgether with a descriptin f their cnditin in Schedule A being the Inventry and Schedule f Cnditin either attached at the end f this Agreement r t fllw as sn as it is available. The Term f the Tenancy The length f the tenancy. Fr the term f 6 mnths, cmmencing n 03/02/2016

5 Payment Schedule Frm T Ttal Rent Start f Tenancy (03/02/2016) 02/03/2016 Single payment f /03/2016 End f Tenancy Payment f per calendar mnth The day n which the Rent is t be paid (the "Rent Due Date") fr this Tenancy will be the day f the mnth n which the Tenancy cmmenced, payable in advance in cleared funds (unless therwise specified in the Special Cnditins). The Depsit This Agreement is a Assured Shrthld Tenancy and upn signing it, the Tenant will immediately pay the fllwing amunt (which has been previusly ntified t the Tenant): Typically ne and a half mnths rent fr prperties r ne mnth s rent plus 200 therwise. 1, This Agreement is an Assured Shrthld Tenancy and n signing the dcument, the Tenant will pay the fllwing amunts f mney (which have been previusly ntified t the Tenant): Depsit registratin, check ut fee and any future reference requests (inclusive f VAT) The Depsit 2(a) 2(b) 2(c) 2(d) 2(e) The Depsit f 1, is paid by the Tenant t the Landlrd/Agent. The Depsit paid by the Tenant is held as security fr the perfrmance f the Tenant s prmises and agreements under the Agreement and t cmpensate the Landlrd fr any breach by the Tenant f the matters set ut in this Agreement. The depsit is held by the Agent as Stakehlder. The Agent is a member f the Tenancy Depsit Scheme. Any interest earned will belng t the Landlrd's Agent. The Depsit has been taken fr the fllwing purpses: 2(e)(1) Any damage, r cmpensatin fr damage, t the Prperty its fixtures and fittings r fr missing items fr which the Tenant may be liable, subject t an apprtinment r allwance fr fair wear and tear, the age and cnditin f each and any such item at the cmmencement f the Tenancy, insured risks and repairs that are the respnsibility f the Landlrd. 2(e)(2) The reasnable csts incurred in cmpensating the Landlrd fr, r fr rectifying r remedying any majr breach by the Tenant f the Tenant's bligatins under the Tenancy Agreement, including thse relating t the cleaning f the Prperty, its Fixtures and Fittings; any csts incurred by the Landlrd r the Landlrd s Agent in re-letting the Prperty if in breach f this Agreement the Tenant vacates the Prperty prir t the end f the fixed Term unless the terminatin is in cmpliance with a break clause; and any husing benefit which is clawed back by the lcal authrity frm the Landlrd r the Landlrd s Agent.

6 2(e)(3) Any lss due t any ther breach f the terms f the Agreement. 2(e)(4) Any unpaid accunts fr utilities, telephne, r water charges including envirnmental services and sewerage r ther similar services r cuncil tax incurred at the Prperty fr which the Tenant is liable. 2(f) 2(g) 2(h) 2 2(j) 2(e)(5) Any Rent r ther mney due r payable by the Tenant under the Tenancy Agreement f which the Tenant has been made aware and which remains unpaid after the end f the Tenancy. The hlding and use f the Depsit shall be separate frm any ther rights and remedies f the Landlrd under this Agreement, whether expressly set ut in this Agreement r implied as part f the Agreement. After the end f the Tenancy the Landlrd's Agent n behalf f the Landlrd shall return the Depsit, except in case f dispute subject t any deductins made under the Agreement, within 30 wrking days f the end f the Tenancy r any extensin f it. If there is mre than ne Tenant, the Agent n behalf f the Landlrd may, with the written cnsent f the Tenant, return the Depsit by cheque t any ne Tenant at his last knwn address. If the amunt f mnies that the Landlrd r the Landlrd's Agent is entitled t deduct frm the Depsit exceeds the amunt held as the Depsit, the Landlrd r the Landlrd's Agent may require the Tenant t pay that additinal sum t the Landlrd r the Landlrd's Agent within 14 days f the Tenant receiving that request in writing. After such time, interest may be added t the amunt utstanding (see clause 5) at the rate f 4% abve the Bank f England Base Rate. The Tenant shall nt be entitled t withhld the payment f any instalment f Rent r any ther mnies payable under this Agreement n the grund that the Landlrd, r the Landlrd's Agent, hlds the Depsit r any part f it. The Depsit is safeguarded by the Tenancy Depsit Scheme, which is administered by: The Dispute Service Ltd, PO Bx 1255, Hemel Hempstead, Herts HP1 9GN Tel: Web: depsits@tds.gb.cm Fax: At the end f the Tenancy 2(k) The Agent must tell the Tenant within 15 wrking days f the end f the Tenancy if they prpse t make any deductins frm the Depsit. 2(l) If there is n dispute the Agent will keep r repay the Depsit, accrding t the agreed deductins and the cnditins f the Tenancy Agreement. Payment f the Depsit r any balance f it will be made within 10 wrking days f the Landlrd and the Tenant agreeing the allcatin f the Depsit. 2(m) The Tenant shuld try t infrm the Member/Agent in writing if the Tenant intends t dispute any f the deductins regarded by the Landlrd r the Agent as due frm the depsit within 14 wrking days after the terminatin r earlier ending f the Tenancy and the Tenant vacating the prperty. The perid may nt be reduced t less than 14 days. The Independent Case Examiner ( ICE ) may regard failure t cmply with the time limit as a breach f the rules f TDS and if the ICE is later asked t reslve any dispute may refuse t adjudicate in the matter. 2(n) If, after 10 wrking days fllwing ntificatin f a dispute t the Agent/Member and reasnable attempts having been made in that time t reslve any differences f pinin, there remains an unreslved dispute between the

7 Landlrd and the Tenant ver the allcatin f the Depsit the dispute will be submitted t the ICE fr adjudicatin. All parties agree t c-perate with the adjudicatin. 2() The statutry rights f the Landlrd and the Tenant t take legal actin thrugh the Cunty Curt remain unaffected by clauses 2(l) t 2(n) abve. 3. The Tenant's Obligatins These clauses set ut what is expected f the Tenant during the Tenancy. If any majr bligatin is brken the Landlrd r the Landlrd s Agent may be able t deduct mney frm the Depsit at the end f the Tenancy, claim damages r ask the curt t grant pssessin. The Tenant prmises the Landlrd as fllws: 3(a) 3(b) Rent T pay the Rent in cleared funds in advance by the Rent Due Date (as described in Clause 1 f this Agreement) in the manner specified by the Landlrd in writing, if any. T pay interest n any payment f Rent nt made as set ut in the Main Terms f the Tenancy Agreement. Interest is payable frm the date n which the Rent was due until the date n which the Rent is actually paid. The interest rate will be 4% abve the Bank f England Base Rate. Any persn ther than the Tenant wh pays the Rent (r any part f the Rent) shall be deemed t have made payment as the agent fr and n behalf f the Tenant and nt n his wn behalf. The Landlrd will be entitled t make this assumptin withut further enquiry. Administratin and Other Csts T pay a fair prprtin f the administratin csts in setting up this Tenancy as fllws: (iv) (v) A prprtin f the reasnable csts (as previusly detailed and ntified in writing t the Tenant) fr the preparatin and cmpletin f this Agreement. A prprtin f the reasnable csts (as previusly detailed and ntified in writing t the Tenant) f perfrming the inventry check at the Prperty and f the Fixtures and Fittings as detailed in Schedule A t this Agreement at the end f the Tenancy and, if necessary, the reasnable csts f preparing a written reprt f the damages and defects which are the respnsibility f the Tenant under this Agreement. The csts t the Tenant f Her Majesty s Revenue and Custms stamping this Agreement (if the Agreement requires stamping). Any csts incurred by the Landlrd r the Landlrd s Agent if any cheque is dishnured r any standing rder recalled. Any administratin csts incurred by the Landlrd r Landlrd s Agent in sending letters t the Tenant cncerning the late payment f Rent.

8 (vi) (vii) (viii) Any bank charges incurred by the Landlrd r the Landlrd s Agent if a cheque frm the Tenant is dishnured by the Tenant s bank r building sciety may be deducted frm the Depsit if the charges have nt previusly been paid by the Tenant t the Landlrd during the curse f the Tenancy. Any administratin csts nt paid by any assignee if the Landlrd agrees t an assignment which are incurred by the Landlrd s Agent fllwing the early ending f the Tenancy by the Tenant will be deducted frm the Depsit. T pay the reasnable csts f any damage caused by the negligence r misuse f the Prperty r the Fixtures and Fittings by the Tenant, the Tenant s family r the Tenant s visitrs and may be held liable t pay the reasnable csts incurred by the Landlrd rectifying any damage r lack f repair. 3(c) Services (iv) (v) (vi) (vii) (viii) (ix) 3(d) T ntify the suppliers f gas water, electricity, ther fuel and telephne services t the Prperty that the Tenancy has started. T apply fr the accunts fr the prvisin f thse services at the start f the Tenancy t be put int the name f the Tenant and t maintain all these services fr the ttal length f the Tenancy paying all standing charges and all charges fr the cnsumptin f these services. T pay fr all services t the Prperty. The gas, electricity, water rates including sewerage and envirnmental services (if applicable and if nt included in the Rent) cuncil tax (r any ther prperty tax) telephne line rental and call charges, televisin licence fee and satellite r cable fees if installed. Nt allw any f these services t be discntinued r discnnected at any time and t pay t the Landlrd all csts incurred in the re-cnnectin f any service (including any arrears f payment) fllwing discnnectin f any service whether caused by anything dne r nt dne by the tenant. Nt t tamper, interfere with, alter, r add t, the installatins r meters relating t the supply f such services t the Prperty. This includes the installatin f any pre-payment meter. Nt t change the supplier f these services, r the telephne number at the Prperty, withut frmal permissin frm the Landlrd r the Landlrd s Agent, such permissin nt t be unreasnably withheld r delayed. The Tenant will prvide the name, address and accunt number f the supplier t the Landlrd r the Landlrd s Agent prmptly after any transfer has been made. T pay fr all charges assciated with any change f supplier and the transfer back t the riginal supplier at the end f r earlier terminatin f the Tenancy. T arrange fr the reading f the gas, electricity and water meter, if applicable, at the end f the Tenancy and the departure f the Tenant frm the Prperty. T pay prmptly all crrect accunts fr these services at the end f the Tenancy fllwing final readings and billings. This includes the installatin f any pre-payment meter. Crrespndence T frward prmptly t the Landlrd r the Landlrd s Agent any ntice r ther cmmunicatin received at the

9 Prperty relevant t the Prperty, fr example any applicatin fr planning permissin r a justices licence r ntificatin f prpsed wrks in the lcal area. 3(e) (iv) (v) (vi) T frward all crrespndence addressed t the Landlrd at the Prperty t the Landlrd r the Landlrd s Agent prmptly. The Manner f Use f the Prperty T use the Prperty nly as a private residence fr the ccupatin f the Tenant and his immediate family. T agree that the Prperty is let n the cnditin that they are ccupied by n mre than fur ccupiers including children unless thse ccupiers frm a single family grup. If the Tenant wishes t have mre than fur ccupiers frm mre than ne family grup within the Prperty the Tenant must gain the Landlrd's written cnsent. If there are mre than 4 ccupiers nt in a single family grup residing in the Prperty withut the Landlrd's cnsent then the Landlrd will seek a Curt Order fr pssessin f the Prperty as the Landlrd may be in breach f his statutry bligatins. T use and lk after the Prperty in a prper manner thrughut the Tenancy. T agree that any bligatin upn the Tenant under this Agreement t d r nt t d anything shall als require the Tenant nt t permit r allw any licensee r visitr t d r nt t d that thing. T be respnsible and liable fr all the bligatins under this Agreement as a jint and several Tenant if applicable, as explained in the Definitins. T prtect the Prperty, and, in particular, t keep the inside f the Prperty and the Fixtures and Fittings described in Schedule A t this Agreement in same cnditin thrughut the Term f the Tenancy r any extensin f it. T avid dubt the Tenant will nt be respnsible fr: (1) Fair wear and tear t the Prperty (that is t say deteriratin caused by reasnable cnduct f the Tenant during the Tenancy); r (2) Any damage caused t the Prperty by fire and ther insured risks where the Landlrd has apprpriate insurance in place unless due t the negligence r misuse f the Tenant, his family r visitrs; (3) Repairs that are the respnsibility f the Landlrd. (vii) (viii) (ix) (x) Nt t cmprmise r invalidate r d anything which might adversely affect the Landlrd s insurance plicy r any insurance plicy n the Prperty r t cause the premiums t be increased. T replace glass brken by the Tenant, the Tenant s family r guests, prmptly with the same quality glass in a prper and wrkmanlike manner after damage has ccurred. T replace light bulbs and flrescent tubes, fuses and batteries that fail during the curse f the Tenancy at the Tenant s wn expense. T ntify the Landlrd r the Landlrd s Agent prmptly f any electrical prblems with wiring, plugs r

10 appliances. (xi) (xii) (xiii) T ntify the Landlrd r the Landlrd s Agents prmptly in the event f any lss r damage t the Prperty by fire, theft, impact, r any ther event. T lk after the Fixtures and Fittings in r n the Prperty as shwn at Schedule A t this Agreement and t prtect them frm destructin r damage. T pay fr any repair that may be necessary r the replacement f any article with a matching article f a similar kind and f equal value if the Prperty r any Fixtures and Fittings are destryed r damaged during the Tenancy due t the negligence r misuse f the Tenant, his family, visitrs r pets. This bligatin excludes liability fr: (1) fair wear and tear; and (2) any insured risks f the Landlrd; r (3) repairs that are the respnsibility f the Landlrd. (xiv) T take all reasnable precautins and t exercise a reasnable degree f diligence t prtect the Prperty, its pipes and any equipment frm damage that might be caused by freezing weather, and generally during the winter mnths f Nvember t March (inclusive) prvided the pipes and installatins were insulated at the start f the Tenancy. (xv) (xvi) (xvii) (xviii) (xix) (xx) (xxi) T take all reasnable precautins t prevent infestatin f the Prperty and t pay fr the eradicatin f any infestatin caused by the negligence f the Tenant, his family, his visitrs r his pets. T carry ut any wrk r repairs that the Tenant is required t carry ut under this Agreement within a reasnable time f being ntified; prvided the Landlrd r the Agent has given the Tenant written ntice f thse repairs; r t authrise the Landlrd r the Agent t have the wrk carried ut at the Tenant s expense. Where this bligatin has nt been met, the Landlrd may enter the Prperty (prvided the Tenant has been given at least 24 hurs ntice in writing) with wrkmen, t carry ut any repairs r ther wrks. The reasnable cst f any repairs r wrk will be charged t and paid fr by the Tenant. T take reasnable precautins t keep all gutters sewers drains sanitary apparatus water and waste pipes air vents and ducts free f bstructin. T take all reasnable precautins t prevent cndensatin by keeping the Prperty adequately ventilated and heated and t wipe dwn any surfaces affected by cndensatin t prevent muld grwth. T clear r pay fr the clearance f any blckage r ver-flw when any ccur in any f the drains, gutters, dwn-pipes, sinks, tilets, r waste pipes, which serve the Prperty, if the blckage is caused by the negligence f, r the misuse by the Tenant, his family r any visitrs. T return t the Landlrd at the end f the Tenancy the Prperty and the Fixtures and Fittings in the same state and cnditin specified in Schedule A t this Agreement tgether with any substituted replacement articles. T leave the Fixtures and Fittings at the end f the Tenancy in the same places in which they were psitined at the cmmencement f the Tenancy as shwn in the Inventry and Schedule f Cnditin prepared at the start f the Tenancy.

11 (xxii) (xxiii) (xxiv) (xxv) (xxvi) (xxvii) (xxviii) (xxix) (xxx) (xxxi) (xxxii) (xxxiii) (xxxiv) (xxxv) (xxxvi) Nt t register a cmpany at the address f the Prperty. Nt t run a business frm the Prperty. Nt t use the Prperty fr any illegal purpse. Nt t hld r allw any sale by auctin at the Prperty. Nt t use r cnsume r allw t be used r cnsumed any drugs r any ther substance which is, r becmes, prhibited r restricted by law ther than accrding t any cnditins required fr the legal use f such restricted substances. Nt t use the Prperty r allw thers t use the Prperty in a way which causes a nuisance annyance r damage t any neighburing, adjining r adjacent prperty r the wners r ccupiers f them. This includes any nuisance caused by nise. Nt t decrate r make any alteratins r additins t r in the Prperty withut the prir cnsent f the Landlrd r the Landlrd s Agent which will nt be unreasnably withheld. Nt t remve the Fixtures and Fittings f the Prperty r t stre them in any way r place inside r utside the Prperty which culd reasnably lead t damage t the Fixtures and Fittings; r t the Fixtures and Fittings deterirating mre quickly than if they had remained in the same lcatin as at the beginning f the Tenancy. Nt t place r erect any aerial, satellite dish, ntice, cable equipment, advertisement, sign, flags, placards bards r any ther item n r in the Prperty withut the prir cnsent f the Landlrd r the Landlrd s Agent which will nt be unreasnably withheld. T pay, in relatin t thse items listed in 3 (e) (xxx) abve, all the csts f installatin, remval and repair f any damage dne if cnsent is granted r due t a breach f the Tenancy Agreement. Nt t keep any dangerus r inflammable gds, materials r substances in r n the Prperty, apart frm thse required fr generally husehld use. Nt t hang any psters, pictures flags, placards r ther items in the Prperty using blu-tac, selltape, nails adhesive r their equivalents. T hang psters, pictures r ther items in the Prperty nly using a reasnable number f cmmercial picture hks. Nt t hang r display in r arund the Prperty any clthes r washing f any descriptin except in areas designated fr this purpse. The Landlrd will ensure an apprpriate drying area is available within the Prperty and ntify the tenant accrdingly as the drying f wet clthes may cause damage r cndensatin t the Prperty. Nt t bscure the windws r drs f the Prperty with any material ther than dmestic curtains and blinds (depending n the fixings prvided). (xxxvii) Nt t use pen fires in the Prperty except in fireplaces expressly authrised by the Landlrd r the Landlrd s Agent as apprpriate fr this purpse.

12 (xxxviii) T prmptly reprt t the Landlrd r t the Landlrd s Agent any repairs that may be necessary t the Prperty and fr which the Landlrd is respnsible. (xxxix) (xl) Nt t cmmit any act which causes wilful r negligent deteriratin f the Prperty and f the Fixtures and Fittings which may include, fr example, demlishing part f the Prperty r placing ht bjects n unprtected furniture r cutting dwn trees. T prevent r stp further damage t the Prperty and t the Fixtures and Fittings fr example, turning ff the water supply t the Prperty at the mains in the event f a burst r leaking pipe, and remving furniture frm a rm effected by flding. 3(f) (iv) (v) 3(g) The Garden T keep the garden and utside areas f the Prperty (if any) in gd seasnable rder thrughut the Tenancy. T cut the grass at apprpriate regular intervals and keep the brders and paths f the Prperty weeded. T prtect the shrubs, trees and plants grwing in the garden f the Prperty (if any) and, in particular t preserve any plants f particular value listed in Schedule A t this Agreement, including the watering and preservatin f any huse plants listed in Schedule A t this Agreement. Nt t cut dwn, remve r therwise injure the shrubs, trees and plants grwing in the garden f the Prperty (if any) except fr apprpriate pruning and trimming including the regular cutting f hedges t their existing height and shape at the start f the Tenancy. T hand back the gardens and grunds f the Prperty t the Landlrd at the end f the Tenancy in the state and cnditin described in Schedule A t this Agreement, subject t seasnal adjustment. Strage Nt t depsit r stre cal r fuel n any part f the Prperty save and except in the area r receptacle set aside fr that purpse and described in Schedule A t this Agreement. Nt t keep cmbustible, inflammable, dangerus r ffensive gds, substances r ther materials at the Prperty. Whilst this restrictin des nt include matches, it des include candles and ther naked flames which culd create a danger t the safety f the Prperty and its ccupants. 3(h) Insurance Nt t cmprmise r invalidate r d anything which might adversely affect the Landlrd s insurance plicy r any insurance plicy n the Prperty r t cause the premiums t be increased. T pay t the Landlrd all reasnable sums paid by the Landlrd fr any increase in the insurance premium fr the plicy, r necessary expenses incurred as a result f a failure by the Tenant, his family, r visitrs, t cmply with this Agreement.

13 (iv) T infrm the Landlrd r his Agent f any lss r damage t the Prperty r Fixtures and Fittings, prmptly upn the damage cming t the attentin f the Tenant. T prvide the Landlrd r his Agent with details f any lss r damage, t the Prperty prmptly when that lss r damage cmes t the attentin f the Tenant. The Tenant is advised t take ut and maintain apprpriate insurance n all his wn furniture, cntents and effects in the Prperty. 3 Absence frm the Prperty T frmally ntify the Landlrd r the Landlrd s Agent if the Prperty is t be unccupied fr any perid in excess f tw weeks s that the Landlrd and the Landlrd s Agent can cnsider the insurance, security, and prtectin issues a perid f prlnged absence will raise. T cmply with any cnditins set ut in the Landlrd s plicy fr empty Prperty, prvided a cpy has been given r shwn t the Tenant at the start f the Tenancy r within a reasnable time thereafter. This prvisin shall apply whether r nt the Landlrd r the Agent has been r shuld have been ntified f the absence under f this Agreement. As recmmended with Leginnaires guidelines and where a prperty is left vacant fr any time (e.g. hlidays), make sure that when it is ccupied again at the utset bth ht and cld water systems are flushed thrugh by running all utlets fr at least 2 minutes. 3(j) (iv) (v) Cleaning T wash, irn and press linen, bedding curtains and net curtains in the Prperty regularly and at the end f Tenancy. T vacuum and clean all sft furnishings and the Fixtures and Fittings in the Prperty regularly and at the end f the Tenancy. T clean the inside and utside f the windws f the Prperty regularly and at the end f the Tenancy, but nly in dmestic situatins where it is reasnable, safe and practical s t d. T clean the Prperty and the Fixtures and the Fixtures and Fittings regularly and t clean r pay fr the prfessinal cleaning f the Prperty and the Fixtures and Fittings t the same standard as detailed in Schedule A at the end f the Tenancy. As recmmended within Leginnaires guidelines, where shwers are fitted r If they are used nly ccasinally then flush them thrugh by running them fr at least tw minutes every week. Keep ut f the way whilst this is being dne as far as pssible. Clean the shwer head peridically, descale and disinfect. This shuld be dne at least every six mnths. 3(k) Access and Visits

14 (iv) T permit the Landlrd, any Superir Landlrd, the Landlrd s Agent r the Superir Landlrd s Agent, with r withut wrkmen r prfessinal advisers authrised by the Landlrd r the Landlrd s Agent t visit, inspect, repair and maintain the Prperty, t carry ut any wrk required t ensure the Landlrd cmplies with his statutry bligatins r t carry ut a gas safety check during reasnable hurs(except in an emergency) prvided the Tenant has been given at least 24 hurs written ntice in advance f the prpsed visit and the Tenant cnsents t the date and time. T agree that prvided the Tenant is given at least 24 hurs written ntice that if the Landlrd r the Landlrd s Agent hld keys t the Prperty then the Landlrd r the Landlrd s Agent with r withut wrkmen may gain access t the Prperty using the keys prvided that arrangement is acceptable and frmally agreed in advance with the Tenant. T allw during the last 10 weeks f the Tenancy visits t the Prperty by the Landlrd r the Landlrd s Agent tgether with any ther persns in cnnectin with the re-letting, sale r refurbishment f the Prperty at dates and times mutually agreed with the Tenant prvided the Tenant has been given at least 24 hurs ntice in writing. T allw the erectin f the Landlrd s Agent s bard at the Prperty advertising the Prperty fr sale r Rent during the last 10 weeks f the Tenancy. 3(l) Assignment and Under-letting Nt t under-let, r charge as security fr the payment f a debt r perfrmance f an bligatin r part with r share pssessin r ccupatin f the Prperty r any part f the Prperty, and nt t receive paying guests. Nt t assign the remainder f the Tenancy withut the Landlrd s frmal written cnsent, nt t be unreasnably withheld. Any prpsed assignee will have t submit t the usual credit and financial checks, references and interview prir t an assignment. All the prper csts f the assignment t be paid by the Tenant r the assignee as agreed between them. 3(m) Security (iv) (v) Nt t leave the Prperty unccupied at any time withut first securing all windws and drs using all lcks and blts available and setting any burglar alarm fitted t the Prperty. Nt t alter, change r install additinal lcks r blts n any drs and windws in and abut the Prperty r have any additinal keys made fr existing lcks except in an emergency withut the frmal cnsent f the Landlrd r the Landlrd s Agent, such cnsent nt t be unreasnably withheld r delayed. T prvide and send t the Landlrd r the Landlrd s Agent a list stating the number f sets f keys in existence which will be retained with this Agreement. T hand back all additinal keys tgether with all riginal keys and any security devices t the Prperty at n cst t the Landlrd. T ntify the Landlrd r the Landlrd s Agent immediately, if any keys r ther security devices belnging t the Prperty are lst and t pay t the Landlrd the reasnable csts in replacing the lcks r ther security devices invlved within a reasnable time f receiving a written request fr payment.

15 (vi) (vii) (viii) T set the burglar alarm at the Prperty (if any) when the Prperty is vacant and at night. T ntify the Landlrd r the Landlrd s Agent f any new cde immediately and t cnfirm that ntificatin in writing immediately. T pay fr any call ut charge fr the burglar alarm if any f the charge is incurred due t the misuse r negligence f the Tenant, his family r visitrs. 3(n) Nuisance and Nise Nt t cause a nuisance r annyance t ccupiers f adjining prperties. Nt t use r play any electrical equipment r musical instrument r practice singing at the Prperty in a manner which causes annyance t ccupiers f adjining prperties. Nt t create any excessive nise clearly audible utside the Prperty, in particular between 11p.m. and 9a.m (inclusive). 3() Animals Nt t keep animals at the Prperty. The Tenant may apply t the Landlrd fr a relaxatin f this clause and the Landlrd will give cnsent if he believes it reasnable t d s and may apply reasnable cnditins. 3(p) Alteratins and Decratin Nt t make any alteratins r additins t the Prperty either internally r externally r erect any new building r structure and nt t damage r allw thers t damage any walls r timbers in the Prperty. Nt t cause any damage t the decratins and t any internal r external surface f the Prperty. Nt t decrate the Prperty withut the cnsent f the Landlrd which will nt be unreasnably withheld. 3(q) (iv) Car Parking T park private vehicle(s) nly at the Prperty. T park in the space allcated t the Prperty, if ne frms part f the Tenancy. T park in the garage r the driveway t the Prperty if applicable. T keep any garage, driveway, r parking space free f il and t pay fr the remval and cleaning f any spillage caused by a vehicle f the Tenant, his family, cntractrs r visitrs.

16 (v) (vi) T remve all vehicles belnging t the Tenant, his family r visitrs at the end f the Tenancy. Nt t park any vehicle at the Prperty which is nt in rad wrthy cnditin and fully taxed. 3(r) Refuse T remve r pay fr the remval f all rubbish frm the Premises, during and at the end f the Tenancy. T place all refuse in a plastic bin liner and put it in the dustbin r receptacle made available. T dispse f all refuse thrugh the services prvided by the lcal authrity. 3(s) Energy Perfrmance Certificate ( EPC ) T cnfirm that the Tenant has been prvided with a Certificate which satisfies the requirements f the Energy Perfrmance f Buildings (Certificates and Inspectins) (England and Wales) Order 2007 prir t the signing f this Agreement. 3(t) (iv) (v) (vi) (vii) The Check Out and End f the Tenancy T clean r pay fr the prfessinal cleaning f the Prperty and the Fixtures and Fittings tgether with any blankets, curtains, carpets, linen and ther items t the same standard as detailed in Schedule A. T return all keys, fbs and ther security devices including any additinal r duplicate keys cut during the Tenancy t the Landlrd r the Landlrd s Agent prmptly n the last day r earlier terminatin f the Tenancy. T replace all items shwn in the Inventry and Schedule f Cnditin shwn at Schedule A in their riginal psitins at the start f the Tenancy. T remve all the Tenant s belngings, fd-stuffs, furniture and furnishings, persnal effects and equipment frm the Prperty n r prir t the last day f the Tenancy. T remve all the Tenant s rubbish and refuse and place it in the receptacles prvided r make the necessary arrangements at the Tenant s expense t have them remved prmptly. T pay r cmpensate the Landlrd fr all reasnable remval and/r strage charges, when small items are left in the Prperty which can be easily mved and stred; and the Landlrd remves them and stres them fr a maximum f furteen days at the Tenant s expense. The gds will be deemed t have been abandned after furteen days the gds may be dispsed f prvided the Landlrd r the Landlrd s Agent has given the Tenant written ntice addressed t the Tenant at the frwarding address prvided by the Tenant, r in the absence f any address after making reasnable effrts t cntact the Tenant; that items have nt been cleared; and the Tenant has failed t cllect the items prmptly thereafter. The Tenant will be liable fr all reasnable csts f dispsal; the csts f which may be deducted frm any sale prceeds r the Depsit. If there are any remaining csts after the abve deductins have been made they will remain the liability f the Tenant. T remain liable fr Rent calculated n a daily basis and ther mnies under this Agreement when bulky furniture,

17 r an amunt f ther unwieldy r heavy discarded items belnging t the Tenant is left in the Prperty which may prevent the Landlrd residing in, re-letting, selling r making any ther use f the Prperty until the items are remved; r the Landlrd r the Agent remve, stre, r dispse f the items after giving the Tenant at least 14 days written ntice, addressed t the Tenant by the methd specified in clause 3(t)(vii) abve. (viii) T prvide a frwarding address t the Landlrd r the Landlrd s Agent either prir t r at the end f the Tenancy t aid cmmunicatin between the parties including the return f the Depsit. 4. Clauses that relate t leasehld prperty nly Where the Prperty is subject t a Superir Lease t a Superir Landlrd and the Landlrd has undertaken t perfrm the cvenants and cnditins and prvisins and agreements set ut in the Superir Lease (excluding any payment f grund rent, Rent, r service charge) then the Tenant will cmply with the fllwing: (iv) (v) (vi) T perfrm the cvenants and cnditins and prvisins and agreements set ut in full in Schedule B t this Agreement r t fllw as sn as the Superir Lease is available. T accept that the cvenants and cnditins and prvisins and agreements set ut in Schedule B t this Agreement may be wrded in legal language and that the Tenant has been advised t cnsider them carefully and if necessary t seek their wn advice, fr example frm a slicitr r a Citizens Advice Bureau r a Law Centre. Nt d r permit anything t be dne which under the terms f the Superir Lease requires the apprval f the Superir Landlrd withut btaining such apprval as well as the apprval f the Landlrd under this Agreement. T refer any applicatin fr such apprval in the first instance t the Landlrd under this Agreement r the Landlrd s Agent. T pay any reasnable csts f the Landlrd in cnsidering such an applicatin under clause 4(iv) abve whether the applicatin is granted, refused r withdrawn. T infrm the Landlrd prmptly f any damage destructin r need fr repair t prevent deteriratin f the Prperty r the building f which it frms part as sn as it cmes t the attentin f the Tenant t enable the Landlrd r the Landlrd s Agent t infrm the Superir Landlrd r the Superir Landlrd s agent. In additin t the Tenant's cntractual liabilities under this Agreement, in the event f a failure by the Tenant t cmply with any f the prvisins set ut in this Agreement relating t the prtectin f the Prperty during the Tenancy, the Tenant may be held respnsible fr any damage r destructin t the Prperty caused by the Tenant's negligence, and the Landlrd may pursue such a claim by legal actin. 5. Individually Negtiated Clauses In additin t r instead f the standard clauses listed abve, the fllwing have been individually negtiated between the Landlrd and the Tenant as part f this Tenancy Agreement. In relatin t clause 2(e), examples f additinal csts which may be deducted frm the Depsit are as fllws:- Depsit Registratin and Check Out fee, cst f frwarding pst, any renewal fee, any administratin fee and

18 any interest payable due t late payment. In relatin t Clause 3 (e)(xv) the Tenant als prmises the Landlrd t pay fr a flea treatment and fr the eradicatin f any infestatin caused by any pets wned by the Tenant r visitrs f the Prperty. In relatin t Clause 3(t) 2, if cleaning is nt undertaken by a paid prfessinal, the Tenant undertakes t ensure that the cleaning is still dne t a prfessinal standard. In relatin t Clause 3(b) Administratin and Other Charges, the fllwing is a list f charges which may becme due under the Tenancy, payable by the Tenant, during the curse f the Tenancy; Pay a charge f 20 plus VAT fr any payment presented t the bank f the Landlrd r his Agent, which is refused r represented by the bank fr any reasn. This fee will be payable fr each presentatin which fails. Any call ut charges raised by cntractrs, where appintments have been agreed with but nt kept by the Tenant. A surcharge f 20 plus VAT will be levied where the Tenant pays rent by any ther methd (including cash) than by Bankers Standing Order. This charge will be used t meet the Landlrd r Landlrd's Agents additinal administrative csts. In the event that the Tenancy is renewed, a charge f 50 plus VAT r prprtin theref will be payable t Bassets in the frm f an administrative charge. In the event that the Tenant des nt arrange fr all pst t be frwarded t their new address fr a minimum f three mnths, then the Agent will levy an administrative charge f 50 plus VAT against the Depsit (befre releasing it). This will represent the wrk invlved in frwarding n the pst t the Pst Office. The Tenant will pay fr the entire invice and csts f any cntractrs that the Tenant arranges withut having previusly btained the Landlrd r the Landlrd s Agents authrity, unless acting reasnably t effect emergency repairs fr which the Landlrd is liable. Pay the reasnable csts f the Landlrd s Agent fr each letter frm the Agent acting reasnably as t send t the Tenant cncerning breaches f the Tenancy. In relatin t Clause 3(e) The Manner f Use f the Prperty, the Tenant agrees; Nt t alter the peratin f r disable the smke r carbn mnxide alarms. T be respnsible fr the maintenance f the burglar alarm, light fittings, smke and carbn mnxide alarms, including regularly checking all alarms and replacing batteries as required. Nt t blck ventilatrs prvided in the Prperty and keep the Prperty at all times sufficiently well aired and warmed t avid build up f cndensatin and prevent mildew grwth and t prtect it frm frst. T reprt t the Landlrd s Agent any brwn r sty build up arund gas appliances r any suspected faults with the appliances. Nt t use any gas appliance that has been declared unsafe by a gas safety registered engineer, r

19 discnnect it frm the supply. Nt t keep, use r permit t be used any il stve, paraffin heater r ther prtable fuel burning appliance, r ther appliance against the terms f the insurance f the Prperty, except as prvided by the Landlrd. T be respnsible fr ensuring that any televisin use is crrectly and cntinually licensed. Nt t keep mtr cycles, cycles r ther similar machinery inside the Prperty, except in any defined utside area r garage. T pay fr any sterilisatin r cleansing f the Prperty (tgether with any reasnable csts f re-decratin r replacement) made necessary under the Public Health (Cntrl f Diseases) Act 1984 as a result f a persn with a ntifiable disease having been in the Prperty during the term. Nt t keep any vehicle withut a valid rad fund licence, cmmercial vehicle, bat, caravan, trailer r shed n the Prperty. Nt t have children living in the Prperty withut the Landlrd s cnsent, which will nt be unreasnably withheld. Nt t smke in the Prperty, r permit any visitr r guest smking in the Prperty. Nt t cause bstructin in any cmmn areas f any building f which the Prperty frms a part. The Landlrd reserves the right t remve r have remved any such bstructin and at his discretin charge a reasnable cst payable n demand, n the Tenant fr s ding. Nt t use r allw the Prperty t be used fr any illegal r immral purpse, N.B. the authrised taking f r pssessin f cntrlled drugs is cnsidered t be illegal fr the purpse f this Clause. T prperly ntify the Landlrd r the Landlrd s Agent if the Prperty becmes the subject f prceedings under the Matrimnial Clauses Act 1973 r The Family Law Act 1996 and supply particulars f such prceedings t the Landlrd n demand. T ntify the Landlrd r the Landlrd s Agent prmptly f any wet rt, dry rt r infestatin by wd bring r ther insects. T pay any excess n the Landlrd s insurance if the claim results frm negligence, misuse r failure t act reasnably by the Tenant r any f his visitrs r friends and where reasnable t d s, c-perate in the making f any claim under the Landlrd s insurance. T keep the Prperty including all the Landlrd s machinery and equipment clean and tidy and in gd and Tenantable cnditin, repair and decrative rder (reasnable wear and tear, items which the Landlrd is respnsible t maintain and damage t which the Landlrd has agreed t insure, excepted). T undertake prmptly any repairs fr which the Tenant is liable fllwing any ntice being served by the Landlrd r the Landlrd s Agent and if the Tenant des nt carry ut the repairs the Landlrd may, after the crrect written ntice, enter the Prperty, with r withut thers, t effect thse repairs and the Tenant will pay n demand the reasnable csts invlved. In relatin t ther clauses stated within this Agreement, the fllwing are agreed between the Tenant and the

20 Landlrd: The Tenant agrees t cleanse the air within the Prperty f any lingering smells created by the Tenant, his family, visitrs, r pets (e.g. due t the burning f incense/candles, cking f fd, keeping f pets) at the end f the Tenancy. In relatin t Clause 3, the Tenant agrees t have all sft furnishings (carpets and curtains included) prfessinally cleaned, with apprpriate receipts prvided at the end f the Tenancy. The Tenant agrees nt t permit any visitrs t stay fr a perid f mre than three weeks within any three mnth perid. In relatin t Clause 8(a), the Tenant agrees t prmptly frward any crrespndence addressed t the Landlrd and any ther ntices, rders r direct actins affecting the Landlrd t the address in Clause 8(a). The Tenant agrees t check any Inventry and Schedule f Cnditin (see Schedule A) and reprt any errrs/deficiencies t the Landlrd r his Agent at the address stated in Clause 8(a), returning a cpy with any anntatins/crrectins as necessary within 14 days f receipt. If the Depsit is prvided by a third party in the frm f a prmissry nte (eg frm a lcal District Cuncil, MOD r cmpany), then any negtiatins regarding its return will be between the Agent and the third party nly. The Tenant and Landlrd agree that any rent arrears r interest due t the late payment f rent t the Landlrd tgether with any utstanding fees due t the Landlrd s Agent at the end f the Tenancy may be deducted frm the Depsit. During any fixed term f the Tenancy, the Tenant agrees t prvide the Landlrd r his Agent with at least ne mnth s written ntice prir t the end f the Tenancy. Once any fixed term has expired, the Tenant agrees t give the Landlrd n less than ne mnth s written ntice f the Tenant s intentin t vacate the Prperty, the date f which is t cincide with the day f the mnth n which the Tenancy cmmenced. Tenants must fllw these simple guidelines t reduce the risk f Leginnaires. Infrm the landlrd/letting agent if they believe the ht water temperature is belw 50 C r the ht water tank/biler is defective in any way. Nt adjust the temperature f the ht water. Advise landlrd/letting agent if they believe the cld water temperature is abve 20 C. Flush thrugh little used utlets fr 2 minutes at least nce a week. Clean, disinfect and descale shwer heads at least nce every 6 mnths. Ntify the landlrd/letting agent if they ntice any debris r discluratin in the ht r cld water Distance Selling Cntract If this cntract is a distance selling cntract as defined in the Cnsumer Prtectin (Distance Selling) Regulatins 2000, then, subject t the required infrmatin having been prvided t the Tenant and/r Guarantr, the 7 day cling ff perid will cease immediately the prvisin f the service cmmences, in accrdance with regulatin 8(3) f the abve regulatins. This means that bth Tenant and Guarantr are cmmitted t this Agreement nce the Tenant takes n the Prperty. 6. Ending the Tenancy