Preparing a tenancy agreement by Tessa Shepperson Introduction If a property is being let, it is important, both for you and your tenant, that a tenancy agreement is prepared and signed before your tenant is given the keys and moves into the property. For example, you won’t be able to use the accelerated possession procedure if there is no written tenancy agreement from the start, plus you need to have a written agreement if you are taking a tenancy deposit which is going to have to be protected under one of the tenancy deposit protection schemes. It is also important that there is a written record of what has been agreed regarding the tenants use and occupation of the property. Obtaining a Tenancy Agreement It is quite easy to get hold of a form of tenancy agreement to use. Quite apart from the tenancy agreements available to Landlord Law members, printed forms can also be obtained at any good stationers (such as WH Smith and Staples) - for example those printed by Law Pack Publishing and Oyez. However when choosing a tenancy agreement make sure it is a recent edition. Older forms may not take into account the guidance issued by the Office of Fair Trading on the Unfair Terms in Consumer Contracts 1999, and forms printed before 2007 will not be compliant with the tenancy deposit scheme. Note: for more information on unfair terms in tenancy agreements see the Landlord Law article of that name. Page 1 www.landlordlaw.co.uk - May 2011 The Landlord-Law agreements are written in a plain English style, making it easier for all parties to understand and comply with them. “Not allow or keep any pet or any kind of animal at the Property without the Landlords prior consent (which will not be withheld unreasonably)” Amendments to the agreement On reading this, you might think “there are no circumstances under which I will allow my tenants to keep pets, I am going to delete the bit about obtaining the landlords consent.” Once you have downloaded or bought a tenancy agreement, you should read it carefully, to make sure you agree with its contents. Most purchased agreements will cover the main points and will include clauses regarding the tenants use of the property, termination of the agreement, and the like. However there may be particular points you would like covered, such as whether the tenant can keep pets, or smoke in the property. If, on reading the tenancy agreement, you are unhappy about parts of it, be very careful indeed about doing any alterations. For example a clause prohibiting pets might say something like: Page 2 However, that wording is there for a very important purpose - it is there so the clause complies with the Unfair Terms in Consumer Contracts Regulations 1999 and the OFT guidance. If you remove it you will be making the clause void. In which case you will effectively have no clause forbidding pets at all! Also when drafting clauses to go into agreements, it is easy for people inexperienced in drafting work to use wording which is unclear or which has a double meaning. Be very careful about this as frequently double meanings are not spotted by those writing them until too late. If a court is interpreting a phase with a double meaning the Judge will often accept the meaning which is most favourable to the person who did not do the drafting, i.e. the tenant. www.landlordlaw.co.uk - May 2011 If you do decide to make any alterations to the agreement, the landlord and the tenant should initial the alterations at the time of signing, just to confirm that the alteration was agreed to and is not something that was altered afterwards without the other parties consent. However, for most alterations, even some that seem straightforward, it is best to get your proposals checked or re-drafted by a solicitor who specialises in property work. It is very easy for someone who does not know what they are doing to invalidate a clause by using inappropriate wording. The Landlord Law tenancy agreements: These are delivered via our document generator software, which will allow you to include your own clauses and provide for our existing clauses to be amended. You do need to be careful with this though. We have some pages with pre-drafted clauses for members to use, or if you want something which is not there you can (if you are a member) ask me about it in the Page 3 forum. I will usuaully try to provide some wording for you. Completing the Agreement Once you are happy with the tenancy agreement, you need to complete the information for the tenancy as follows: The property Obviously this needs to be the full address of the property to be let. If the ‘property’ is a room in a shared house (i.e. where the tenants all have individual agreements for their own room and shared use of the common parts, rather than all the tenants signing one agreement), you should give individual rooms either a number (e.g. Room 2) or a name (e.g. Yellow room), or state where it is (e.g. top front bedroom). This is important, as if you ever need to bring proceedings for possession against your tenant, you will need to differentiate this particular room from the rooms let to other tenants in the house. www.landlordlaw.co.uk - May 2011 If the rooms are given numbers or names, do not alter these, particularly if the tenants are on housing benefit - if the Benefit Office think that rent is being claimed twice for the same room they will stop the payments. You can also use the property description section of the agreement to define more precisely the property to be let. For example after the property address could be added (in appropriate circumstances) the following wording: D excluding the outbuildings marked on the annexed plan, which are retained for the landlords use D excluding the garage which is retained for the landlords use D together with the use of parking space number 3 D excluding the use of the loft space which is retained by the landlord for storage purposes D but subject to the right of the landlord and the occupiers of neighbouring properties to cross the Page 4 garden via the path marked red on the plan annexed Note that if part of the inside of the property is to be kept for the landlords use, the tenancy agreement needs to contain a clause allowing the landlord access, which should be subject to written notice being given. Be warned also that this may mean that the Local Authority wil consider the property to be an HMO for Council tax purposes and require you to pay this rather than the tenants. If the Landlord Law plain English tenancy agreement is being used then say ‘our use’, ‘retained by us’ and ‘the right of ourselves and the occupiers of neighbouring properties to cross...’. The landlord It is best to put the full name of the landlord and put Mr/Mrs/Ms as appropriate. You should also give a contact address for the landlord somewhere in the agreement. This can be c/o the landlords agents if managing agents have been employed. www.landlordlaw.co.uk - May 2011 It is most important that an address for the landlord in England and Wales, is given, otherwise the landlord will be in breach of section 48 of the Landlord and Tenant Act 1987. This little known section provides that unless an address is given for the landlord ‘for the service of documents’ rent will not become due. Subsequent case law has ruled that this section will be sufficiently complied with if an address in England and Wales is given somewhere in the tenancy agreement, even if the agreement does not specifically mention section 48. However I have seen many tenancy agreements where no address is given at all. In these circumstances, if the landlord wants to sue for rent arrears, a section 48 notice will have to be served first, as otherwise the rent will not, technically, have fallen due! (Landlord Law members will find a suitable letter in our landlords letters section). Page 5 www.landlordlaw.co.uk - May 2011 If the landlord is living abroad or in Scotland, an address for service in England and Wales must also be provided to the tenant. This can be the address of a friend or relative or a local letting agent. If the landlord is a limited company, the registered office address should be given, as well as the normal contact address (if this is different). Landlords also sometimes give other contact details such as a telephone number and email address, which will be helpful for the tenant if he needs to contact the landlord urgently. The tenant Ideally you should give the full names of all the adult people who will be occupying the property. However in the case of a family with older children, it is not necessary to put the children down, even if they are over 18, as in the nature of things they will probably leave in due course, e.g. to go to university. If though the child is an older adult who intends to live permanently in the property, his or her name Page 6 should be included as a co-tenant. Children under 18 should not be named in the agreement. Many agreements also provide for an address for the tenant. If the tenant is a new tenant, their former address should go here. Otherwise put the address of the property. Note that when two or more tenants sign a tenancy agreement together they will all have, what lawyers call ‘joint and several liability’. This means that they are all liable individually to the landlord for everything. For example, if the rent is £400 and the four tenants have agreed to pay £100 each, and there is £300 due, so far as the landlord is concerned he can sue each and every one for the full £300, including the tenant who has paid. Or if one person breaks a valuable vase, the other tenants will also be liable for the replacement cost. So in effect each of the tenants are security for the other tenants’ liabilities. This is one reason why joint tenancy agreements are popular with landlords. www.landlordlaw.co.uk - May 2011 The term It is normal for a term to be either for six months or for a year, but in fact a term can be for any period of time the parties agree. Under section 5 of the Housing Act 1988, all assured shorthold tenancies will run on anyway after the end of the fixed term on a week by week or month by month basis, depending on how rent is paid. So you want to be totally flexible you can just have an initial term of one month (or even one week), and them allow the tenancy to continue until either party wants it to end. Or if the tenant just wants to stay at the property for two or three months (or even for something as specific as two months and three days), the tenancy term can be for this period only. I would not advise tenancies to be for a very long term. For new tenants they should not be more than six months (unless of course the property is being let under a special scheme, for example under a local authority accreditation scheme, where all tenancies need to be for a minimum term of one year). Page 7 The reason for this is that sometimes tenants turn out to be unsatisfactory. If the term is for six months this is not a long time to wait to get them out under the shorthold ground. Irate neighbours, incensed by loud parties and antisocial behaviour, will normally be pacified if they are told that the tenant will be evicted after a few months. However they will be less pleased if they are told that they will have to wait for six months to a year! Even if you are letting to a tenant who you know will be a good tenant and not cause any problems, I would not recommend fixed terms of more than a year. Circumstances change. Landlords may find after a year that they need to realise their capital and sell the property with vacant possession, perhaps to pay for sudden medical expenses or finance a new venture. Or tenants may find that they can no longer afford the property or that they need to move elsewhere for their job. Both sides may have cause to regret the fact that they signed an agreement for five years! A series of www.landlordlaw.co.uk - May 2011 shorter agreements is far more flexible for both landlords and tenants. Or at the very least there should be a break clause. Note: be warned that some letting agents will recommend a long fixed term becuase this will entitle them to charge a higher fee. If your agent is recommending an initial fixed term of over one year, you should take legal advice before you agree to this. The rent Rent is normally expressed to be either a monthly figure or a weekly figure. Either are fine, but landlords should note that a rent book needs to be provided to the tenant if rent is payable weekly. These can normally be purchased from the larger stationers. It is possible for rent to be payable for other periods, e.g. quarterly, but this is not normal nowadays and is not advisable. If the property is an assured shorthold tenancy, the tenants can challenge the initial rent by referring it to the Rent Assessment Panel during the first six months of the tenancy. If the panel then find that Page 8 the rent is greater than the proper market rent for the property, they will set a new rent, which will then be the only rent that the landlord can charge for the rest of the fixed term (another reason for not having a long initial term!). In reality few tenants do this, however landlords will have fewer problems with their tenants if they charge a reasonable market rent. Sometimes landlords request that a large proportion of the rent is paid in advance, sometimes the whole of the rent for the fixed term. There is no legal reason why this should not be done, and it may, for example, be appropriate for students to pay a terms rent in advance out of their grant or loan monies at the start of the term. However if you do this, make sure that the agreement clearly states that the rent is calculated on a monthly basis. Otherwise after the fixed term has ended, you may find that you are stuck with a periodic quarterly or six monthly tenancy. This is bad news as the notice period under section 21 will be longer. www.landlordlaw.co.uk - May 2011 For agreements where the rent is to be paid monthly, it is a good idea to specify that the rent will be paid by standing order. Make sure you give your tenants a form of standing order get them to sign this before the keys are handed over. This can prevent a lot of problems. If the rent is to be paid by Housing Benefit, arrange for your tenants to sign a letter of authority to the Benefit Office when they sign the tenancy agreement. Otherwise the Benefit Office will refuse to talk to you about your tenants benefit application because of the Data Protection Act. Landlord Law members will find a suitable letter to use in our letters section. Note: you may be able to arrange for your tenants local housing allowance to be paid to you via a Credit Union account. Take a look at the article on this on the site. The deposit It is normal for a tenant to pay a deposit to the landlord for the landlord to use as a fund to pay for Page 9 any repairs or replacement of broken items during the tenancy. This should not be more then two months rent, otherwise it will be deemed to be a ‘premium’ or ‘fine’. Premiums are no longer illegal, as they were under the Rent Act 1977, but they are inadvisable, particularly for short lets, as if there is a premium there may be problems preventing the tenant assigning the tenancy (e.g. to someone undesirable). If the tenancy is an assured shorthold tenancy (as most are) you will need to have the tenancy protected under one of the government authorised tenancy deposit schemes. If this is not done then any section 21 notice served will be invalid. The tenant may also be able to claim a penalty via the courts. The rules provide for you to inform the tenant about the tenancy deposit protection scheme used (and give other prescribed information) within 14 days of taking the deposit. Landlord Law members will find a form for this on the Landlord Law site or you can use the form provided by your tenancy deposit www.landlordlaw.co.uk - May 2011 scheme. For example you can download a form from the Deposit Protection Service web-site. Further information about the tenancy deposit schemes can be found on the web-sites of the individual schemes, and (by Landlord Law members) linked from the deposit section on the Landlord Law site. The Inventory Landlords should always have an inventory, sometimes also known as a ‘schedule of condition’. Even if the property is being let unfurnished, the inventory/schedule can set out details of the condition of the walls, doors, and windows, and even unfurnished properties will normally be let with carpets, curtains, and light fittings. If there is no inventory, then you will find it very difficult (if not impossible) to succeed in any claim against the deposit if this is disputed by the tenants and goes to arbitration. clerk. This is also a good idea in the event of a dispute, as the inventory clerk will normally be taken to be an impartial witness. Note: you will find a number of inventory clerk companies in the suppliers section of the Landlord Law site. Ideally the inventory should be checked and signed by your tenant before he goes into occupation of the property, and it is usual to have a meeting at the property with the landlord/letting agent/inventory clerk for this purpose. This can be several days before the tenant goes into occupation or on the same day. Executing the agreement Once the tenancy agreement has been prepared, the tenant should be given an opportunity to read it and check that he is happy with its contents. If necessary he should be allowed to take a draft away so he can get legal advice on any terms he is unhappy with. If you do not have time to prepare a detailed inventory yourself, you can always use an inventory Page 10 www.landlordlaw.co.uk - May 2011 Note that if any terms in the tenancy agreement are altered at the tenants request, these will no longer be subject to the provisions of the Unfair Terms in Consumer Contracts Regulations 1999 as they will no longer be a ‘standard term’ being imposed on the tenant. Two forms of tenancy agreement need to be prepared. One should be signed by the landlord and given to the tenant, and the other should be signed by the tenant and retained by the landlord. Or you can both sign both agreements. The important thing is that each of you has a copy of the agreement with the other parties signature. You should not hand over the keys and/or allow the tenants into occupation until this has been done and you hold a copy of the tenancy agreement with the tenants original signature (i.e. not a taxed or scanned copy). The agreement should not be dated until all parties have signed it. Most tenancies nowadays do not need to be witnessed. The significance of having the signatures Page 11 witnessed is that documents signed as a ‘deed’ need witnesses. Most documents transferring property rights need to be signed as a deed, but section 54(2) of the Law of Property Act 1925 provides that this is not necessary for D short leases (i.e. those for less than 3 years) D at a market rent (‘the best rent which can be reasonably obtained’) D without a premium D which take effect immediately (i.e. are not signed in advance of the tenant moving in). There are a host of other documents which will need to be dealt with as well as the tenancy agreement, at the start of the tenancy. For example D the standing order form for rent payments, D a letter of authority to the Housing Benefit office if your tenant is on housing benefit, D the gas certificate which you need to give to the tenant, if the property contains any gas appliances, and D the notice which needs to be served under the tenancy deposit regulations. www.landlordlaw.co.uk - May 2011 Renewals Guarantees If you have requested that the tenant have a guarantor, this should be sorted out and the documentation signed before the tenant goes into occupation, preferably before he signs the tenancy agreement. The guarantor can either sign the tenancy agreement itself as guarantor (in which case the tenancy should have a special section regarding the guarantee), or a separate form of guarantee can be used (there is one available on the Landlord Law site). Guarantees should be signed as a deed and the signatures of guarantors witnessed. Do not allow tenants to take the document away to get the guarantors signature as it is not unknown for them to forge it! Page 12 Although a tenancy will continue after the end of the fixed term, under the same terms and conditions as the preceding written agreement, many people prefer to renew the tenancy by way of a written document. The most common reason for this is if you want to increase the rent. Including this into a new agreement is the best method of increasing rent. Tenants will also often prefer the security of a further fixed term. However if these are the only reasons why a new agreement is being given, it is not strictly necessary to provide a whole new tenancy agreement (which may be quite a long document). A shorter ‘renewal’ form can be used, which just sets out any new rent and the new fixed term, and incorporates the terms and conditions of the preceding agreement. There is a renewal form available for Landlord Law members on the Landlord Law site. www.landlordlaw.co.uk - May 2011 However if the original tenancy agreement is fairly old or is not well drafted, you might want to take this opportunity of getting your tenant to sign a new, properly drafted, tenancy agreement. However with a well drafted tenancy agreement and respect on both sides, hopefully there will be no problems and the tenancy will run smoothly for its duration. © Tessa Shepperson, May 2011 Conclusion Hopefully after following the advice in this article, you will have drafted the tenancy agreement properly, agreed its terms with the tenant, and it will be duly signed and a copy with the other parties signature will be in your possession. The final advice is do not lose it! Make sure (particularly if it is the first tenancy agreement given to this tenant) that it is kept safely. The agreement should be kept at least for the duration of the tenancy. Ideally it should also be kept for up to six years after the tenant leaves. The reason for this is that if the tenant later brings any claim against you relating to the tenancy, he will have a six year period in which to do this before his claim is ‘statute barred’. Page 13 www.landlordlaw.co.uk - May 2011
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