A SSURED SHORTHOLD TENANCY A GREEMENT

THIS AGREEMENT (the “Tenancy”) IS MADE ON 30th DAY OF May 2022

BETWEEN: JUNE 1st 2022 TO JULY 1 2023

Landlord’s name: Samwell Lavia (the “Landlord”), of 122 Tiverton Rd, Birmingham B29 6BT,
UK, holding a Midlands Landlord Accreditation Scheme number of 11-753292

AND

Tenant(s) full name(s) (the “Tenant”): Sahib Singh Nijjar

IT IS AGREED THAT, the Landlord lets to the Tenant the premises at 122 Tiverton Rd, Birmingham B29
6BT, UK, (the “Property”).

If more than one person is a tenant under this Tenancy, they are joint tenants, with
each of the individual tenants named above having the rights and responsibilities of
an assured shorthold tenant under this Tenancy, and whilst the Tenancy exists, each
of the tenants are responsible for all of the rent, even if they are no longer living in
the Property.

THIS TENANCY FORMS A LEGAL CONTRACT BETWEEN LANDLORD AND TENANT. BOTH
PARTIES ARE THEREFORE ADVISED THAT THEY SHOULD TAKE TIME TO REVIEW THE
CONTENTS OF THIS TENANCY AND WHERE IN DOUBT OBTAIN INDEPENDENT LEGAL
ADVICE AND CLARIFICATION BEFORE SIGNING THIS TENANCY. ORGANISATIONS THAT
MAY BE OF ASSISTANCE INCLUDE:-

Shelter’s free housing advice line 0808 800 4444

Also any Citizen’s Advice Bureau or Legal Advice Centre

1
Advice services within the University of Birmingham and at the Guild of Students

Advice & Representation Centre (ARC) 0121 251 2400

at the University of Birmingham Guild of Students

LIVING
 0121 414 8000

Accommodation services at the University of Birmingham

1. General Terms

1.1 This Tenancy is let as an Assured Shorthold tenancy under Part 1 of the Housing
Act 1 9 8 8 as a m e n d e d b y Part 3 of the H o u s i n g A c t 1996, c o m m e n c i n g at 1 2 p m
midday on June 1st 2022 (the “Start Date”) and ending at 12pm midday on J u l y
1 s t 2 0 2 3 (the “End Date”), for a term of 1 2 months from the Start Date.

1.2 T h e rent is a g r e e d t o b e £ 1 5 0 0 p e r calendar m o n t h (the “Rent”), p a y a b l e in

a d v a n c e b y s t a n d i n g o r d e r m a n d a t e , b y t h e 1st d a y o f e a c h c a l e n d a r
month. T h e Rent does not include provision for any services such as gas,
electricity, w a t e r, d r a i n a g e , d a t a a n d t e l e c o m m u n i c a t i o n s e r v i c e s f o r t h e
Property (including the T V licence as required by law) subject to C lause 5.

1.3 U p o n s i g n i n g this Te n a n c y, t h e Te n a n t a g r e e s to p a y the L a n d l o r d o r their

agent the sum of £500 (the “Deposit”).

T h e D e p o s i t will b e protected b y the L a n d l o r d w i t h i n 1 4 d a y s of receiving t h e

Deposit in a government authorised tenancy deposit scheme under section
21 2 of the H o u s i n g A c t 2 0 0 4 subject to any subsequent amendments.

T h e Landlord will provide the Tenant, within 1 4 days of receipt of the Deposit,
written details about h o w the Deposit is protected including:

· t h e c o n t a c t de ta ils o f t h e g o v e r n m e n t a u t h o r i s e d t e n a n c y d e p o s i t s c h e m e
selected
· the l a n d l o r d o r agent’s c o n t a c t details
· h o w to apply for the release of the deposit
· information explaining the purpose o f the deposit
· w h a t to d o if there is a dispute a b o u t the deposit

and/or any other required information, dependent o n the selected

g o v e r n m e n t authorised tenancy deposit s c h e m e ’s rules. Failure to d o s o carries
pe na lt ies a n d p r e v e n t s p o s s e s s i o n p r o c e e d i n g s f r o m b e i n g t a k e n b y t h e
Landlord.

1.4 T h e P r o p e r t y e x t e n d s t o a n y right o f w a y to o r f r o m t h e P r o p e r t y a n d a n y
g a r d e n , cellar, d r i v e w a y o r o utb u ild i ng a t the P r o p e r t y u n l e s s it is expressly
excluded in C lause 5.

2
1.5 A l l obligations u n d e r this Te n a n c y are joint a n d several. T h i s m e a n s that e a c h
individual identified as a “Tenant” will assume full responsibility for fulfilling the
a g r e e d contractual t e r m s o f this Te n a n c y, a n d that w h e r e a n individual t e n a n t
d o e s n o t p a y their s h a r e o f the R e n t , the r e m a i n i n g tenants w i l l in practice b e
liable for a greater proportion of the Rent, until such time as a replacement
tenant is f o u n d (see C l a u s e 4 . 4 fo r f u rth e r clarification o f a “ r e p l a c e m e n t
tena nt”).

1.6 T h e L a n d l o r d a n d t h e Te n a n t a g r e e t o c a r r y o u t a n i n v e n t o r y c h e c k o f t h e
P r o p e r t y a n d its contents, n o t i n g a n y d a m a g e t o t h e P r o p e r t y at t h e t i m e (t h e
“Inventory”). T h i s should take place within 7 days of the Start Date, and w h e r e
t h e L a n d l o r d o r t h e i r a g e n t c a n n o t a t t e n d , t h e Te n a n t s a r e r e q u i r e d t o h a v e
the Inventory w i t n e s s e d a n d a c o p y sent to the L a n d l o r d as s o o n as reasonably
pr a ctical.

1.7 F o r the p u r p o s e s o f sections 4 7 a n d 4 8 of the L a n d l o r d a n d Te n a n t A c t 1 9 8 7 ,

the Landlord’s address for service for all communications, including service of
legal proceedings is as set out in A p p e n d i x 1. T h e Tenants’ contacts details are
also set out in A p p e n d i x 1. Both parties agree to update these details as
necessary within a reasonable t i m e frame.

2. Landlord Terms

M a n y of the Landlord’s obligations are i m p o s e d b y law, a n d are implied into

t e n a n c y a g r e e m e n t s a n d m a y e x t e n d b e y o n d t h e c o n t e n t s o f this clause.

2.1 The Landlord agrees:-

2.1.1 t o e n s u r e t h a t a t t h e S t a r t D a t e t h e P r o p e r t y is i n g o o d , c l e a n a n d
tenantable c o n d i t i o n .

2.1.2 to prov ide, w h e r e appropriate, a g a r d e n in a clean a n d tidy, w e e d - f r e e

state o n the Start D a t e .

2. 1. 3 to c o m p l y w i t h the r e q u i r e m e n t s o f s e c t i o n 11 o f t h e L a n d l o r d a n d
Tenant Act 1985, specifically:-
(a) to ke ep in repair the structure a n d exterior of the Property (including
drains, gutters and external pipes);
(b) t o k e e p i n re pair a n d p r o p e r w o r k i n g o r d e r t h e installations i n t h e
P r o p e r t y f o r t h e s u p p l y o f w a t e r, g a s , electricity a n d f o r s a n i t a t i o n
(including basins, sinks, baths and sanitary conveniences);
(c) t o k e e p i n re pair a n d p r o p e r w o r k i n g o r d e r t h e installations i n t h e
P r o p e r t y for s p a c e h eat i ng a n d hea t ing w a t e r.

2.1.4 to e n s u r e that the their obligations u n d e r the G a s S a f e t y (Installation &

Use) Regulations 1998, the Electrical Equipment (Safety) Regulations 1994
a n d the P l u g s & S o c k e t s etc.., (Safety) R e g ula t i o n s 1 9 9 4 , Furniture a n d

3
 Furnishings (FIRE) (Safety) Regulations 1988 (as amended), EPC
certificates a n d a n y other relevant legislation are complied with.

2.1.5 to prov ide current certificates a s appropriate relating to m a i n t e n a n c e o r

r e n e w a l o f c o m p l i a n c e w i t h t h e a b o v e t o t h e Te n a n t o n o r b e f o r e t h e
Start Date.

2. 1. 6 t o k e e p t h e P r o p e r t y a n d t h e L a n d l o r d ’s c o n t e n t s i n s u r e d , at all times,
against fire a n d other risks n o rma l ly covered b y comprehensive
household policies. The Landlord will use all reasonable efforts to arrange

for d a m a g e caused b y an insured risk to be remedied as soon as

pra ct i cabl y possible, u n l e s s t h e Te n a n t is in b r e a c h o f their o b l i g at i o n s
agreed in this Tenancy.

2.1.7 t o e i t h e r r e - h o u s e t h e Te n a n t , o r r e f u n d a n y r e a s o n a b l e p r o p o r t i o n o f
R e n t already paid, if the P r o p e r t y is at a n y t i m e u n i n h a b i t ab l e o r
inaccessible unless the Tenant is in breach of their obligations agreed in
this Tenancy.

2.1.8 to not interrupt o r interfere w i t h the Tenant’s lawful occupation,

e n j o y m e n t o r u s e o f t h e P r o p e r t y o t h e r t h a n i n a n e m e r g e n c y. W h e r e
the L a n d l o r d , o r their agent, requires a c c e s s to the P r o p e r t y (other t h a n
in an emergency), a m i n i m u m of 2 4 hours written notice is to be given to
the Tenant, stating the reasons for access.

2.1.9 t o p r o v i d e t h e Te n a n t w i t h a c o p y o f a n y a p p r o v e d c o d e o f s t a n d a r d s
o r c o d e o f c o n d u c t that t h e L a n d l o r d is affiliated o r accredited w i t h b y
or o n the Start Date.

2.1.10 to inform the Tenant, in writing before legal proceedings are

c o m m e n c e d , o f a n y b r e a c h e s o f t h e Te n a n c y t h a t a r e t o b e u s e d a s a
basis for legal proceedings against the Tenant.

2.1.11 to notify the Te n an t , in writing, of a n y restrictions o r a g r e e m e n t s

c o n t a i n e d in a n y m o r t g a g e o r s u p e r i o r lease w h i c h w i l l b i n d t h e
Landlord (and therefore the Tenant).

2.1.12 to acknowledge promptly all written communications received f r o m the

Te n a n t a n d to r e s p o n d appropriately to telephone o r v e rb a l m e s s a g e s .

3. Tenant Terms

3.1 The Tenant agrees:-

3.1.1 to p a y R e n t in a d v a n c e , in a c c o r d a n c e w i t h C lause 1.2, w h e t h e r

f o r m a l l y d e m a n d e d o r not. T h e L a n d l o r d r e s e r v e s t h e right t o c h a rg e
i n t e r e s t at a r a t e o f … . . % p e r a n n u m o v e r t h e B a n k o f E n g l a n d b a s e
lending rate o n late p a y m e n t s .

4
 3.1.2 t o p a y all c h a rg e s f o r g a s , electricity, w a t e r, d r a i n a g e , d a t a a n d
telecommunication services for the Property (including the T V licence as
required b y law), unless any of these are included in the Rent. Subject to
C lause 5.

3.1.3 to be responsible for the p a yme n t of C ouncil Ta x (or any similar charge
replacing C ouncil Tax ) during the duration of the Te na nc y. W h e r e the
Te n a n t is a registered full t i m e student, t h e y a r e re q u i re d t o i n f o r m t h e
local c o u n c i l a s s o o n a s r e a s o n a b l y pra c tic a l o f their e n t i t l e m e n t t o a n
e x e m p tion.

3.1.4 to k e e p the P r o p e r t y a n d the Landlord’s furniture a n d contents in g o o d ,

c l e a n a n d tenantable c o n d i t i o n d u r i n g t h e Te n a n c y.

3.1.5 to use the Property as a single private residence for the occupation of
the Tenant, a n d not to carry o n any trade, business or profession there.

3.1.6 not to sublet the Property or any part to another individual, or take in
lodgers or paying guests.

3. 1. 7 n o t t o transfer o r a s s i g n t h e P r o p e r t y o r a n y p a rt t o a n o t h e r i n d i v i d u a l
without the Landlord’s prior written consent w h i c h will not b e
unreasonably withheld where the Tenant first complies with C lause 4.4.

3.18 n o t t o k e e p a n y a n i m a l at t h e P r o p e r t y w i t h o u t t h e L a n d l o r d ’s w r i t t e n
consent.

3.1.9 to s e n d to the Landlord, o r his agent, a s quickly as reasonably practical,

a n y f o r m a l o r legal not i ces o r or d ers o r similar d o c u m e n t s d el i v ered to
the Property, particularly i n relation to the Property, its boundaries, a n d
a d j a c e n t proper ties.

3.2 T h e Te n a n t h a s a right to quietly e n j o y the P r o p e r t y for the d u rat i o n o f this

Te n a n c y a n d the L a n d l o r d m a y o n ly enter the P r o p e r t y in a n e m e rg e n c y o r b y
providing a m i n i m u m of 2 4 hours written notice to the Tenant, stating the
reasons for access. H o w e v e r, the Tenant agrees:-

3.2.1 to no t t a m p e r o r interfere w i t h gas, w a t e r o r electrical installations a n d

any security or safety equipment at the Property.

3.2.2 to not smoke, or allow visitors to smoke, inside the Property.

3.2.3 to not deliberately d o anything, and to take reasonable a n d prudent

steps not to allow anything to be done b y invited guests or visitors, which
i n v a l i d a t e s t h e L a n d l o r d ’s i n s u r a n c e p o l i c y o r l e a d s t o d a m a g e o r
destruction of the Property or its contents.

3.2.4 to n ot use, threaten to use, or k n o w i n g l y a l l o w the P r o p e r t y to b e u s ed ,

for illegal or immoral purposes or unlawful activities, w h i c h m a y include
the distribution o r the u se of illegal drugs, prostitution, a n d storing or
distributing material inciting hatred or extremism.

5
 3.2.5 that they a n d their visitors will not do, or threaten to d o anything w h i c h
c a u s e s , o r is likely t o c a u s e , o r is c a p a b l e o f c a u s i n g a n u i s a n c e a n d / o r
a n n o y a n c e to:-

(a) anyone living in, visiting or engaging in a lawful activity in the locality,
(b) the Landlord o r the Landlord’s agents.

3. 2. 6 to b e r e s p o n s i b l e for t h e b e h a v i o u r o f a n y p e r s o n , i n c l u d i n g children,
visiting the Property. The Tenant, or their visitors, will not harass, threaten

to harass a n y p e r s o n for a n y reason, including (b u t n o t limited to)

harassing s o m e o n e o n a n y o f the fol l owi n g g r o u n d s : race, colour,
g e n d e r, a g e , culture, r e lig i on, s e x u a l or i ent a t i o n , p h y s i c a l / m e n t a l
disability.

3.3 T h e Te n a n t is also a d v i s e d that they s h o u l d take o u t insurance fo r their

belongings, for the duration of this Tenancy.

3.4 W h e r e a n act o r inaction b y t h e Te n a n t , their invited g u e s t s o r visitors t o t h e

Property, results in an increase in the Landlord’s insurance p rem i u m s , the
Te n a n t m a y b e liable to reimb u rse the L a n d l o r d for a reasonable proportion o f
the increased s u m .

3.5 T h e Te n a n t s h o u l d a l w a y s e n s u r e that t h e P r o p e r t y is left s e c u r e , a n d a n y

security devices at the Property are utilised correctly.

3.6 If the Tenant is planning o n leaving the Property e m p t y for 1 4 consecutive d ays
o r m o r e , t h e y s h o u l d i n f o r m t h e L a n d l o r d o f this, a n d e n s u r e that t h e y t a k e
adequate steps to secure the Property a n d re d uce the risk of burst pipes d u ri n g
periods of particularly cold weather.

3.7 The Tenant should promptly inform the Landlord in writing of any issues in
r ela ti on t o t h e c o n d i t i o n o f t h e P r o p e r t y, its m a i n t e n a n c e , a n d a n y t h i n g e l s e
that the Landlord is required to maintain under this Tenancy a n d at law.

3.8 T h e Te n a n t will take a d e q u a t e p r eca u tio n s to k e e p the P r o p e r t y free f r o m

v e r m i n a n d pests. W h e r e the infestation is d u e to the Te n a n t ’s action o r
inaction, t h e Te n a n t will b e liable f or t h e r e a s o n a b l e c o s t s for rectifying a n d
removing the infestation.

3.9 If t h e P r o p e r t y i n c l u d e s a g a r d e n , t h e Te n a n t s h o u l d n o t d i g u p , o r c u t d o w n
a n y trees or b us he s without the Landlord’s written consent. T h e Tenant s h o u l d
m a i n t a i n t h e g a r d e n , k e e p i n g it c l e a n , t i d y a n d w e e d - f r e e , a s it w a s o n t h e
Start Date.

4. End of the Tenancy & Termination

4.1 There is no legal requirement for the Tenant to provide the Landlord with notice
of their intention t o l e a v e the P r o p e r t y o n the E n d D a t e a s this is a fi x ed t e r m

6
 tenancy. H o w e v e r, it is r e c o m m e n d e d that the Tenant informs the Landlord, in
w r i t i n g o f their intention t o n o t r e m a i n i n t h e P r o p e r t y b e y o n d t h e E n d D a t e
before the last 4 weeks of this Tenancy;

4.1.1 if the Tenant w i s h e s to continue occupying b e y o n d the E n d D a t e then the

tenancy will carry o n fr o m m o n t h to m o n t h as a monthly periodic tenancy
w h i c h the Te n a n t m a y e n d b y g i v i n g at least o n e m o n t h ’s w r i t t e n n o t i c e
to t h e L a n d l o r d , e x p i r i n g o n a r ent p a y m e n t d a y a s s p e c i f i e d i n C l a u s e
1.2.

4 . 1 . 2 t h e Te n a n t c a n n o t s t a y b e y o n d t h e e n d d a t e o f this Te n a n c y w h e r e t h e
Landlord ha s served the Tenant w i t h a section 2 1 notice. This notice m u s t
b e s e r v e d t w o m o n t h s prior to the e n d date of the Te n a n c y.

4.2 A t the e n d of this Te n a n c y, the L a n d l o r d a n d the Te n a n t m u s t o rg an i s e a d at e

o n w h i c h a s e c o n d i n v e n t o r y c h e c k is u n d e r t a k e n , u s i n g t h e I n v e n t o r y a s a
b a s i s . T h e L a n d l o r d a n d t h e Te n a n t s h o u l d a t t e m p t t o a g r e e a n y d e d u c t i o n s
from the Deposit at this time, this will not prejudice the Tenant’s right to contact
the relevant g o v e r n m e n t authorised t e n a n c y d ep o s i t s c h e m e in a n y w a y.

4.3 T h e Tenant agrees that o n or before the expiry of this Tenancy (usually the E n d
Date) they will:-

4.3.1 m o v e out and not leave anyone else living in the Property;

4.3.2 return all the keys to the Property to the Landlord. T h e Landlord and the
Te na n t s h o u l d agree a mutually practical solution, facilitating the return
of any keys in the Tenant’s possession;

4.3.3 l e a v e the P r o p e r t y a n d L a n d l o r d ’s fixtures a n d fittings i n a g o o d , clean

a n d tenantable condition a s it w a s o n the Start D a t e ;

4.3.4 remove all personal furniture, personal possessions and rubbish;

and, the Landlord will not b e responsible for anything left in the Property after
this Te n a n c y c o m e s to a n end.

4.4 T h e Te n a n t ( o r a n y o n e i n d i v i d u a l n a m e d a s a t e n a n t o n p a g e 1 o f t h i s
Te n a n c y ) m a y onl y b e released b efo r e the E n d D a t e f r o m this Te n a n c y if they
f i n d a r e p l a c e m e n t o c c u p i e r ( t h e “ R e p l a c e m e n t Te n a n t ” ) w h o is r e a s o n a b l y
a c c e p t a b l e t o t h e L a n d l o r d . T h e L a n d l o r d w i l l n o t w i t h h o l d their a c c e p t a n c e
unreasonably. T h e following conditions apply to any early release of the Tenant
from this Tenancy:-

4.4.1 the Te n a n t m u s t m a k e p a y m e n t for, o r put right to the Landlord’s

re as onabl e satisfaction, all subsisting b r e a c h e s o f the Te n a n t ’s
obligations contained in this Ten an c y (including R en t arrears) before the
R ep la cem e nt Tena nt is assigned the Te n an cy ;

7
 4.4.2 the Landlord, the Te n a n t a n d the R e p l a c e m e n t Te n a n t m u s t all agree to
t h e c h a n g e s t o this Te n a n c y a n d m a k e a n d initial a n y c h a n g e s o n this
A g r e e m e n t ( a n d a n y copies of it);

4.4.3 the Landlord m a y require the Tenant to pay an additional fee, w h i c h will
b e r e a s o n a b l e , f o r t h e a s s i g n m e n t o f this Te n a n c y t o t h e R e p l a c e m e n t
Tenant;

4.4.4 t h e L a n d l o r d a n d t h e Te n a n t m u s t a g r e e r e f u n d s a n d d e d u c t i o n s f r o m
the Deposit, and sign the Deposit repayment forms as per the
g o v e r n m e n t authorised t e n a n c y deposit s c h e m e rules;

4.4.5 t h e R e p l a c e m e n t Te n a n t m u s t p a y t h e L a n d l o r d a s u m e q u a l t o t h e
Deposit, or any proportion of the Deposit as required, to be held in
accordance w i t h C lause 1.3.

4.5 If t h e R e n t is 1 4 d a y s o r m o r e o v e r d u e a n d / o r t h e Te n a n t is i n b r e a c h o f t h e
t e r m s o f this A g r e e m e n t , t h e L a n d l o r d s h a l l b e entitled t o e n t e r t h e P r o p e r t y
and take possession of it onc e they h a ve obtained a C ourt Order for Possession
o f t h e P r o p e r t y u n d e r a n y o f t h e g r o u n d s f o r p o s s e s s i o n s e t o u t i n P a r t II o f
Schedule 2 of the Housing Act 1988 (as amended b y the Housing Act 1996).

5. Special Terms

T h e L a n d l o r d a n d the Te n a n t agree to the following additional t e r m s to b e a d d e d to

this Tenancy*:-

NULL. NO EXTRA TERMS.

6. Signatures

SIGNED by, or on behalf of, the Landlord:-

Name: Samwell Lavia

Signed: Samwell Lavia

SIGNED by the Tenant:-

Name: Sahib Singh Nijjar

Signed: Sahib Nijjar

Date: May 30 2022