Free Assured Shorthold Tenancy Agreement Template

THE PROPERTY

The Landlord lets and the Tenant takes the property at 5 Church Lane, Bristol, BS1 4QR (the "Property") — flat, let part-furnished, together with the fixtures, fittings and contents listed in the Inventory and Schedule of Condition attached to this Agreement. The Property is let for use as a single private residential dwelling and for no other purpose, and exclusively by the Tenant and persons specifically authorised under this Agreement.

TERM

The tenancy commences on 2026-05-01 and, subject to earlier termination, continues until 2027-04-30 (the "Fixed Term"). On expiry of the Fixed Term, and unless a new fixed-term tenancy is granted, the tenancy shall continue as a statutory periodic tenancy on a monthly basis pursuant to section 5(2) of the Housing Act 1988, on the same terms as this Agreement save as varied by law. Possession may be recovered only in accordance with sections 7-8 and 21 of the Housing Act 1988 or (after its commencement) the relevant replacement regime.

RENT

The Tenant shall pay to the Landlord a monthly rent of £1,350 payable in advance on the 1st day of each calendar month, by standing order to the Landlord's nominated bank account (details supplied separately). The first payment is due on the commencement of the tenancy. If any rent remains unpaid for 14 days or more after the due date, whether demanded or not, the Landlord may, subject to compliance with statutory prerequisites, recover possession under Ground 8, 10 or 11 of Schedule 2 to the Housing Act 1988 and/or recover the rent and interest as a debt.

TENANCY DEPOSIT

The Tenant has paid (or shall pay before commencement) a tenancy deposit of £1,557. The Landlord warrants that this sum does not exceed the statutory cap of 5 weeks' rent where the annual rent is below £50,000, or 6 weeks' rent where it is £50,000 or above (Tenant Fees Act 2019 Sch.1 para.2). A holding deposit of £311 (not exceeding one week's rent under Sch.1 para.3 Tenant Fees Act 2019) was paid to reserve the Property and has been applied against the first rent payment / deposit. The Landlord shall, within 30 days of receipt, protect the deposit in the Deposit Protection Service (DPS) (an authorised scheme under sections 212-215 of the Housing Act 2004) and shall serve on the Tenant the prescribed information required by The Housing (Tenancy Deposits) (Prescribed Information) Order 2007. Failure to comply may disentitle the Landlord from serving a section-21 notice (Superstrike v Rodrigues [2013] EWCA Civ 669) and may expose the Landlord to a penalty of one to three times the deposit under section 214. The deposit may be used at the end of the tenancy, in accordance with the scheme's adjudication rules, to cover unpaid rent, damage beyond fair wear and tear, unpaid utilities, cleaning beyond the Schedule of Condition, or other breaches of this Agreement.

PROHIBITED PAYMENTS

The only payments that the Landlord may require from the Tenant in connection with this tenancy are those permitted under Schedule 1 of the Tenant Fees Act 2019: rent, tenancy deposit, holding deposit, payment in the event of default (e.g. £50 for lost key / security device or interest on unpaid rent at no more than 3% above Bank of England base rate), payment on variation / assignment / novation on the Tenant's request (capped at £50 or reasonable costs), early-termination payments at the Tenant's request (not exceeding the Landlord's loss), council tax, utilities, communication services and TV licence. Any payment not falling within Schedule 1 is a prohibited payment and is recoverable by the Tenant; enforcement is by weights-and-measures authorities under sections 6-13 of the Act.

TENANT'S OBLIGATIONS

The Tenant covenants with the Landlord: (a) to pay the rent on the due date without deduction or set-off, save as permitted by law; (b) to use the Property only as a single private residence and not to carry on any business, trade or profession there; (c) to keep the interior of the Property in good and clean condition (fair wear and tear and damage for which the Landlord is responsible excepted), and to return it at the end of the tenancy in the condition recorded in the Schedule of Condition; (d) not to alter, redecorate or make additions or improvements to the Property without the Landlord's prior written consent (such consent not to be unreasonably withheld); (e) not to cause, permit or suffer any nuisance, annoyance, harassment or disturbance to the Landlord, neighbours or any other person (including conduct that might amount to anti-social behaviour under Ground 14 of Schedule 2 to the Housing Act 1988); (f) promptly to notify the Landlord in writing of any disrepair, defect or dangerous condition; (g) to permit the Landlord, upon the notice set out in this Agreement, to enter and inspect the Property; (h) to comply with all applicable laws, including the Immigration Act 2014 (right-to-rent status), the Equality Act 2010 and council-tax / HMO licensing requirements; (i) to test smoke and carbon-monoxide alarms monthly and promptly to report any fault to the Landlord; and (j) not to keep dangerous or hazardous materials, or any item that would breach the Property's buildings insurance.

LANDLORD'S OBLIGATIONS

The Landlord covenants with the Tenant: (a) to give the Tenant quiet enjoyment of the Property during the tenancy, free from unlawful interference (Protection from Eviction Act 1977 s.1(3A)); (b) to keep in repair the structure and exterior of the Property and the installations for the supply of water, gas, electricity, sanitation, space heating and heating water, in accordance with section 11 of the Landlord and Tenant Act 1985; (c) to ensure that the Property is fit for human habitation at the start of the tenancy and at all times during it, as required by sections 9A-9C of the Landlord and Tenant Act 1985 (as inserted by the Homes (Fitness for Human Habitation) Act 2018); (d) to insure the structure of the Property against the usual risks (contents insurance is the Tenant's responsibility unless expressly agreed); (e) to comply with all legislation governing the letting of residential property (including the Gas Safety (Installation and Use) Regulations 1998, the Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020, the Smoke and Carbon Monoxide Alarm (Amendment) Regulations 2022, the Energy Performance of Buildings (England and Wales) Regulations 2012 and the Minimum Energy Efficiency Standards Regulations 2015); and (f) to provide the Tenant with the Landlord's name and address in England or Wales for service of notices (Landlord and Tenant Act 1985 s.48): 10 Regent Street, London, W1B 5TR.

GAS, ELECTRICAL, SMOKE / CO AND EPC COMPLIANCE

The Landlord shall procure that a qualified Gas Safe Registered engineer carries out an annual gas safety check of all relevant appliances and installations, and shall supply the Tenant with a copy of the current CP12 Gas Safety Record before the start of the tenancy and within 28 days of each subsequent annual check (Gas Safety (Installation and Use) Regulations 1998 SI 1998/2451). Compliance with reg.36 is a pre-condition of service of a section-21 notice (Trecarrell House v Rouncefield [2020] EWCA Civ 760, as subject to its ratio). The Landlord confirms compliance with the Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020 — the fixed electrical installation has been inspected and tested by a qualified person and found satisfactory against BS 7671:2018+A2:2022, and a copy of the current Electrical Installation Condition Report (EICR) (valid for no longer than 5 years) has been supplied to the Tenant before occupation. In accordance with the Smoke and Carbon Monoxide Alarm (Amendment) Regulations 2022, a smoke alarm is fitted on each storey of the Property, and a carbon-monoxide alarm is fitted in every room used as living accommodation containing a fixed combustion appliance (other than a gas cooker). The Landlord shall, on the day the Tenant reports a fault, make reasonable endeavours to repair or replace the alarm. The Landlord shall supply to the Tenant a valid Energy Performance Certificate (EPC) (not lower than band E unless exempt under MEES Regulations 2015); the current band is C. The Landlord has supplied the current "How to Rent: the checklist for renting in England" guide (MHCLG) in accordance with the Assured Shorthold Tenancy Notices and Prescribed Requirements (England) Regulations 2015.

RIGHT TO RENT

The Landlord has carried out right-to-rent checks on all occupiers aged 18 or over in accordance with sections 20-37 of the Immigration Act 2014 and the Code of Practice for Landlords. The Tenant shall notify the Landlord in writing of any change of immigration status or of any additional adult occupier taking up residence at the Property, to enable the Landlord to carry out such further checks as are required.

UTILITIES, COUNCIL TAX AND INSURANCE

The Tenant is responsible for all utility bills in connection with the Property, including gas, electricity, water, telephone, broadband and television licence, and shall register with each supplier from the commencement date. Council tax is payable by the Tenant in accordance with the Local Government Finance Act 1992.

Insurance: The Landlord maintains buildings insurance on the Property. The Tenant is strongly advised to take out contents insurance, which is the Tenant's responsibility. The Tenant shall not do any act that would invalidate the Landlord's buildings insurance or increase the premium.

RENT REVIEW

During any statutory periodic tenancy, the rent may be reviewed not more than once in any 12-month period by reference to the 12-month percentage change in the Consumer Price Index (CPI) published by the Office for National Statistics for the month preceding the review date. The Landlord shall give not less than one month's written notice of any proposed increase. During the Fixed Term, no increase shall take effect without the Tenant's written consent.

USE OF THE PROPERTY — PETS AND SMOKING

Pets: No pet shall be kept at the Property without the Landlord's prior written consent, such consent not to be unreasonably withheld. Consent may be conditional on additional professional cleaning at the end of the tenancy. Smoking: Smoking (including e-cigarettes and vaping) is prohibited anywhere at the Property, including all rooms, corridors, balconies and gardens forming part of the Property.

LANDLORD ACCESS

The Landlord (and any authorised agent, contractor or prospective purchaser / tenant) may enter the Property at reasonable times on giving the Tenant not less than 24 hours written notice, in order to inspect the condition, carry out repairs, comply with statutory duties (including gas and electrical inspections) or, in the last two months of the Fixed Term, to view the Property with prospective tenants. In an emergency (risk to life or imminent damage) the Landlord may enter without notice. The right of entry is subject to the Tenant's right to quiet enjoyment under section 1(3A) of the Protection from Eviction Act 1977.

ASSIGNMENT AND SUBLETTING

The Tenant shall not assign, sublet, charge or part with possession of the whole or any part of the Property. Any purported assignment or subletting shall be void and shall be a ground for the recovery of possession, including under Ground 12 of Schedule 2 to the Housing Act 1988.

TERMINATION AND POSSESSION

During the Fixed Term, neither party may terminate this Agreement except in the event of material breach by the other party and subject to any contractual break provisions. A mutual break clause applies, exercisable on not less than two months' written notice at any time after six months from the commencement date. After expiry of the Fixed Term the Tenant may end the statutory periodic tenancy by giving the Landlord not less than one month written notice expiring at the end of a rental period. The Landlord may recover possession only in accordance with the Housing Act 1988: (a) by serving a notice under section 21 (accelerated / no-fault — note the Renters (Reform) Bill proposes abolition), complying with all prescribed prerequisites (deposit protection; prescribed information; valid EPC, CP12 and EICR; How-to-Rent guide; no retaliatory-eviction bar under Deregulation Act 2015 ss.33-34); or (b) by serving a notice under section 8 specifying one or more grounds in Schedule 2, such as Ground 8, 10 or 11 (rent arrears) or Ground 12, 13 or 14 (breach of covenant / waste / anti-social behaviour).

END OF TENANCY

At the end of the tenancy the Tenant shall: (a) yield up the Property in the condition required by this Agreement (clean and in the state recorded in the Schedule of Condition, fair wear and tear excepted); (b) return all keys and security devices to the Landlord or agent; (c) remove all personal belongings and refuse; (d) provide a forwarding address; (e) take final utility-meter readings and settle all bills. The deposit shall be dealt with in accordance with the authorised scheme's rules; any dispute over deductions shall be referred to scheme adjudication.

GENERAL PROVISIONS

Joint and several liability: Where more than one person is named as Tenant, each is jointly and severally liable for every obligation. Notices (s.48 LTA 1985): Any notice to the Landlord shall be served at 10 Regent Street, London, W1B 5TR. Notices to the Tenant shall be delivered at the Property or by email where an address is provided. Data protection: The Landlord shall process the Tenant's personal data in accordance with the UK GDPR and the Data Protection Act 2018. The privacy notice is available on request. Equality: The Landlord shall not discriminate against the Tenant contrary to Part 4 of the Equality Act 2010. Unfair terms: Nothing in this Agreement is intended to operate to the detriment of the Tenant as a consumer, and any term shall be read down to comply with the unfair-term test in section 62 and Schedule 2 of the Consumer Rights Act 2015 and ICO / CMA guidance on tenancy agreements. Severance: If any provision is or becomes unenforceable, the remainder shall continue in force. Variation: No variation is effective unless in writing and signed by both parties. Third-party rights: A person who is not a party has no rights under the Contracts (Rights of Third Parties) Act 1999, save that any guarantor under a separate deed of guarantee may enforce those rights as provided in that deed.

GOVERNING LAW AND JURISDICTION

This Agreement shall be governed by and construed in accordance with the law of England and Wales. The parties irrevocably submit to the exclusive jurisdiction of the courts of England and Wales to determine any dispute arising out of or in connection with this Agreement, without prejudice to any party's right to apply to the First-tier Tribunal (Property Chamber) where it has statutory jurisdiction.