1. The Landlord agrees to let and the Tenant agrees to take the property and contents for the term at the rent payable (specified in the agreement).

2. The Tenant pays the deposit as security for the performance of the Tenant's obligations and to pay and compensate the Landlord for the reasonable costs of any breach of those conditions. It is agreed that this sum shall not be transferable by the Tenant in any way, and at any time against payment of the rent and that no interest shall be payable on this deposit. The balance of the deposit paid to the Tenant as soon as possible after the conclusion of the tenancy, less any reasonable costs incurred for the breach of any obligation.

3. The Tenant agrees with the Landlord:
(3.1)  To pay the Rent on the days and in the manner specified to the Landlord's Agent.

(3.2)  To pay promptly to the authorities to whom they are due, council tax, and outgoings (including water and sewerage charges, gas, electricity, light and telephone (if any) relating to the property), including any which are imposed after the date of the Agreement (even if a novel nature) and to pay the total cost of any re-connection fee relating to the supply of gas, electricity, water and telephone if the same is disconnected. The Tenant agrees to notify the Landlord prior to changing supplier for any of the utility services (i.e. gas, electricity, water etc.)

(3.3)  Not to damage or injure the Property and Contents or make any alterations or addition to it. Any redecoration is to be made only with the prior written permission of the Landlord or his Agent.

(3.4)  Not to leave the Property vacant for more than 28 consecutive days and to properly secure all locks and bolts to the doors, windows and other openings when leaving the Property unattended.

(3.5)  To keep the interior of the Property and the Contents (including white goods) in good and clean condition and complete repair (damage by accidental fire and reasonable wear and tear excepted) and to keep the Property at all times well and sufficiently aired and warmed during the tenancy.

(3.6)   To immediately pay the Landlord or his Agent the value of replacement of any furniture of effects lost, damaged or destroyed or at the option of the landlord, replace immediately any furniture or effects lost  damaged or destroyed, and not to remove or permit to be removed any furniture or effects from the Property.

(3.7)  To yield up the Property and Contents at the expiration or sooner determination of the tenancy in the  same clean state or condition as they shall be in at the commencement of the tenancy.

(3.8)  To pay for any cleaning services that may be required to reinstate the Property to the same order that it was provided at the commencement of the tenancy including the washing or cleaning of all linen,  bedding, carpets and curtains which shall have been soiled during the tenancy.

(3.9)  To leave the Contents at the end of the tenancy in approximately the same places in which they were positioned at the commencement of the tenancy.

(3.10)  That the Landlord or any person authorised by the Landlord or his Agent may at reasonable times of the day on giving 24 hour’s notice (unless in the case of an emergency) enter the Property for the purpose or viewing, inspecting its condition and state of repair or for the purpose of repair, maintenance or repainting.

(3.11)  Not to assign, or sublet, part with possession of the Property, or let any other person live at the Property.

(3.12)   To use the Property as a single private dwelling and not to use it or any part of it for any other purpose nor to allow anyone else to do so.

(3.13)  Not to receive paying guests or carry on or permit to be carried on any business, trade or profession on or from the Property.

(3.14)  Not to do or permit or suffer to be done in or on the Property any act or thing which may be a nuisance, damage or annoyance to the landlord or to the occupiers of the neighbouring premises, or which may void any insurance of the property or cause the premiums to increase.

(3.15)  Not to keep any animals or birds or other living creature on the Property without the Landlord’s written consent, such consent if granted to be revocable at any time on reasonable grounds by the Landlord.

(3.16)   To keep the gardens (if any) including all driveways, pathways, lawns, hedges and rockeries neat tidy and properly tended at all times and not remove any trees or plants.

(3.17)  To replace all broken glass in doors and windows damaged during the tenancy.

(3.18)  Not to alter or change or install any locks on any doors or windows in or about the property or have any additional keys made for any locks without the prior written consent of the Landlord.

(3.19)  Not to use the Property for any illegal or immoral purposes.

(3.20)  Within seven days of receipt thereof to send to the Landlord all correspondence addressed to the Landlord or the owner of the Property and any notice order or proposal relating to the property (or any building of which the Property form part) given made or issued or by virtue of any statute, regulation, order, direction or bye-law by any competent authority.

(3.21)  To pay and compensate the Landlord fully for any reasonable costs expense loss or damage incurred or  suffered by the Landlord as a consequence of any breach of the agreements on the part of the Tenant in this Agreement and to indemnify the landlord from, and against, all actions, claims and liabilities in that respect.

(3.22)  To notify the Landlord promptly of any disrepair, damage or defect in the Property or any event which causes damage to the Property or which may give rise to a claim under the insurance of the Property.

(3.23)  Not to glue stick or otherwise fix anything whatsoever to the exterior or interior of the Property without the landlord’s written consent.

(3.24)   To take all reasonable precautions to prevent damage by frost.

(3.25)  Where the Landlord’s interest is derived from another lease (“the Headlease”) then it is agreed that the Tenant will observe the restrictions in the Headlease applicable to the Property. A copy of the Headlease, if applicable, is attached.

(3.26)  In order to comply with the Gas Safety Regulations, it is necessary:

                (a) that the ventilators provided for this purpose in the Property should not be blocked.

                (b) that brown or sooty build up on any gas appliance should be reported immediately to the landlord or Agent.

(3.27)  To keep the drains free from obstructions and the chimneys swept as often as necessary.

(3.28)  Not to introduce into the Property any portable heaters fired by liquid or bottled gas fuels without the Landlord’s prior written consent.

(3.29)  That the Tenant shall be responsible to test all smoke detectors (if any) fitted in the Property on a regular basis and replace the batteries as necessary.

(3.30)  Within the last two months of the tenancy to permit the landlord or any person authorised by the landlord or the landlord’s Agent at reasonable hours in daytime to enter and view the Property with prospective tenants or purchasers.

(3.31)  That where the Property is left unoccupied, without prior notice in writing to the landlord or Agent, for more than 28 days the Tenant is deemed to have surrendered the Tenancy.

(3.32)   To return the keys of the Property to the Agent on the agreed termination date, or the end of the tenancy (whichever is the sooner). The Tenant also agrees to pay for any reasonable charges incurred by the Agent in securing the Property against re-entry where keys are not returned.

(3.33)  To pay the cost of this agreement, together with any Stamp Duty required.

4.   The Landlord agrees with the Tenant that:

(4.1)   Provided the Tenant shall pay the rent and perform the agreements on his part already referred to, the landlord shall permit the tenant to have quiet enjoyment of the Property without interruption by the landlord or his Agent.

(4.2)  The landlord will return to the Tenant any rent payable for any period during which the Property may have been rendered uninhabitable by fire or any other risk which the landlord has insured.

5.  By obtaining a court order, the landlord may re-enter the Property and immediately thereupon the   tenancy shall absolutely determine without prejudice to the other rights and remedies of the landlord if the tenant has not complied with any obligation in this Agreement or should the Rent be in arrears by more than fourteen days whether formally demanded or not.

6.  The Landlord agrees to carry out repairing obligations as required by section 11 of the landlord and Tenant act 1985.

7.  In this Agreement unless the contact otherwise requires the following expressions hall have the following meanings:

        “The landlord” includes the persons for the time being entitled to the reversion expectant on determination of the tenancy.

       “The Tenant” includes the successors in title. Whenever there is more than one tenant all covenants and obligations can be enforced against all of the Tenants jointly and against each individually.

8.  The parties agree:

(8.1)  Notice is hereby given that possession might be recovered under Ground 1, Schedule 2 of the Housing Act 1988 if applicable. That is, that the Landlord used to live in the Property as his or main home, or intends to occupy the Property as his or her only main home.

(8.2)  Provided always and it is hereby agreed that if at anytime the circumstances specified in Ground 2 of  Schedule 2 to the Housing Act 1988 or any statutory re-enactments thereof shall apply in respect of the Property the Tenancy shall automatically and absolutely Terminate and the landlord may re-enter the property but without prejudice to the other remedies of the landlord.

(8.3)  Any notice served by the Landlord on the tenant shall be sufficiently served if sent by first or second class post to the tenant at the premises or the last known address of the tenant or left addressed to the tenant at the premises.

9.  The Property is let together with the special conditions (if any) listed in the First Schedule attached hereto.

10.  This tenancy agreement is a legal and binding contract for a period of six months and the tenant is responsible for payment of the rent for the entire agreed term. The agreement may not be terminated early unless written permission is obtained from the landlord. If the tenant wishes to vacate on the termination date of the Agreement, he must give notice in writing to the Landlord’s Agent, not less than one calendar month prior to the date of the expiry of the Agreement.