Sign Tenancy Agreement and Paperwork 2023 - 1370780893-Sign Tenancy Agreement and Paperwork 2023

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Produced by
PainSmith Solicitors
AGREEMENT
FOR AN
ASSURED
SHORTHOLD TENANCY
UNDER THE TENANCY
DEPOSIT SCHEME
(“TDS INSURED SCHEME”)
This document contains the terms of the Tenancy o Flat 3, Ettrick House, Rossendale Street
London, Greater London, E5 8SZ (“the Property”). It sets out the promises made by the
Landlord and the Tenant to each other. Both parties should read this document carefully andnd
thoroughly and ask to be shown copies of any document referred to in this tenancy agreement
(“the Agreement”). Once signed and dated this Agreement will be legally binding and may be
enforced by a court in England and Wales.
Conditions Regarding the Start of the Tenancy

The Landlord and Agent should ensure the following are served on all persons forming the
Tenant at the start of the Tenancy and a signed receipt obtained:
• “How to Rent” Handbook produced by the Department of Communities and Local
Government (“DCLG”);
• Gas Safety Certificate for the Property;
• Energy Performance Certificate;
• Prescribed Information specifying how the Deposit is protected;
The Tenant should question why any documents are missing and request copies prior
to the start of the Tenancy.
The Landlord and the Tenant should ensure that the Tenancy Agreement does not contain
terms that either party does not agree; and contains everything both parties want to form part
of the Agreement. If the Tenant is unsure of any obligations, then advice should be taken from
the Citizens Advice Bureau (“CA”) or a Solicitor. The Tenant is advised to obtain confirmation
in writing when consent is given to carry out any action under this Agreement.
Initial s: _____ (Landlord) __ (Tenant)
Copyright PainSmith Solicitors Digitally signed by MRI Software LLC

August 2020 Reason: Document Validation
Location: Solon, Ohio, USA
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THIS AGREEMENT IS MADE on the26 th Octomber 2023
The Particulars
THIS AGREEMENT IS MADE BETWEEN
A. Marina Roman d
Of 41 High Road, South Woodford, London E18 2QP
(“the Landlord”)
AND
B. Petru Râpa
Dumitru , Florin-Razvan
Vasile Anghel
, Stoica Florin
Of 80 Claude Road, London, E10 6NE
(“the Tenant”)
AND IS MADE REGARDING THE PROPERTY KNOWN AS: Flat 3, Ettrick House,
Rossendale Street, London, Greater London, E5 8SZ
Excluding/Including (exclude/include any part of the Property not forming part/ or forming a
special part of the Tenancy).
(“the Property”)
Initial s: _____ (Landlord) __ (Tenant)
Copyright PainSmith Solicitors

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Definitions
In this Agreement the following definitions and interpretation apply:
1.1. “Landlord” means anyone owning an interest in the Property, entitling them to
possession of it upon the termination or expiry of the Tenancy;
1.2. “Tenant” means anyone entitled to possession of the Property under this Agreement or
any subsequent person who has the Tenancy transferred to them legally;
1.3. “Joint and several” means that when more than one person comprises the Tenant, they
will each be responsible for complying with the Tenant’s obligations under this
Agreement or any extension of it for a fixed Term extension or periodic Tenancy both as
a group and each person is liable for all obligations and payments as an individual;
1.4. "Agent" means Munson Property Services Limited or anyone who
subsequently takes over the rights and obligations of the Agent.
1.5. “Property” means and includes any part or parts of the building boundaries fences
garden and outbuildings belonging to the Landlord unless they have been specifically
excluded from the Tenancy as shown in the Particulars above. When the Tenancy is
part of a larger building the Property include the use of common access and exit ways
and facilities.
1.6. “Building” means the building of which the Property forms part including exit and entry
to all the common parts.
1.7. “Fixtures and Fittings” means references to any of the fixtures, fittings, furniture,
furnishings, or effects, floor, ceiling or wall coverings as specified in the Inventory and
Schedule of Condition;
1.8. “Inventory and Schedule of Condition” means the document drawn up prior to the
commencement of the Tenancy by the Landlord, the Agent, or inventory clerk which
includes the Fixtures and Fittings and given to the Tenant at the start of the Tenancy;
1.9. “Term” or “Tenancy” means the initial Term and includes any extension or continuation
of the contractual Tenancy or any statutory periodic Tenancy arising after the expiry of
the original Term;
1.10. "Deposit" means the money paid by the Tenant or a third party and held by the Agent in
a stakeholder capacity during the Tenancy in case the Tenant fails to comply with the
obligations specified in the Tenancy Agreement;
1.11. "Stakeholder" means that deductions can only be made by the Agent from the Deposit
at the end of the Tenancy with the written consent of both parties;
1.12. “TDS” means the Tenancy Deposit Scheme operated by The Dispute Service Limited
whose details are shown in the Tenancy Agreement;
1.13. “Relevant Person “in the Prescribed Information means any person, company or
organisation paying the Deposit on behalf of the Tenant such as the local authority,
parent, other third party or the guarantor;
1.14. “Permitted Occupier”, or “Licensee” means any person permitted by the Landlord to live
in the Property but not named as the Tenant in the Tenancy Agreement. That person will
be bound by all the obligations of the Tenancy Agreement but will have no rights as the
Tenant and will not be liable to pay rent;
1.15. References to the singular include the plural and references to the masculine include
the feminine;
1.16. ; The full text of the Grounds under Schedule 2 of the Housing Act 1988 specified in the
forfeiture clause can be obtained from the Agent upon written request
1.17. The Landlord and the Tenant agree that the laws of England and Wales shall apply to
this Agreement;
1.18. The headings used in the Agreement do not form part of the terms and conditions or
obligations for either the Landlord or the Tenant and are for reference purpose only.
Initial s: ______ (Landlord) __ (Tenant)

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Schedule 1
Obligations of the Tenant
1. General
1.1. Any obligation upon the Tenant under this Agreement to do or not to do anything shall
also require the Tenant not to permit or allow any licensee or visitor to do or not to do
that thing.
1.2. To be responsible and liable for all the obligations under this Agreement as a joint and
several person forming the Tenant if the Tenant forms more than one person if
applicable, as explained in the Definitions.
2. Paying Rent
2.1. To pay the Rent by as set out in clause 4 of the Particulars whether or not it has been
formally demanded. The Rent shall be paid by the Tenant by Standing Order to
WISE Bank,Sort Code 23-14-70 Account Number 92731203 , Marina Roman in the name of
Munson Property Services Limited.
2.2. To pay interest on any payment of Rent not made as set out in clause4of the Particulars.
Interest is payable 14 days from the date on which the Rent was due until the date on
which the Rent is actually paid. The interest rate will be 3% above the Bank of England
Base Rate.
3. Further Charges to be paid by the Tenant

3.1. To pay the council tax (or any similar charge which replaces it) for the Property to the
local authority, or to the Landlord, or the Agent, where the Landlord, or the Agent, has
paid that sum to the local authority within 14 days of receiving a written request;
3.2. To pay all charges including any proportion of a standing charge for the following services
used during the Tenancy:
• Gas;
• water including sewerage and other environmental services;
• electricity;
• any other fuel charges;
• telecommunications including broadband, ADSL lines, cable and satellite if
applicable.
3.3. To pay to the Landlord, or the Agent, all reasonable costs and expenses awarded by the
Court or incurred by the Landlord for the following:
• recovering or attempting to recover any Rent or other monies in arrears;
• the enforcement of any reasonable obligation of the Tenant under this Agreement;
• the service of any Notice relating to any major breach of this Agreement whether
court proceedings are brought;
• any re-letting costs or commission incurred by the Landlord if the Tenant vacates
the Property early apart from according to a break clause;
3.4. To pay the television licence regardless of the ownership of the transmission equipment;
3.5. To compensate the Landlord for the cost of any repairs of the Landlord’s mechanical and
electrical appliances arising from misuse or negligence by the Tenant, his family, his
contractor or his visitors;
3.6. To compensate the Landlord for any reasonable amount incurred by the Landlord when
the Landlord is entitled to do anything or seek compensation to remedy any breach of
this Agreement by the Tenant within seven days of written demand or agree a deduction
from the Deposit.
4. The Condition of the Property: Repair, Maintenance and Cleaning

4.1. To keep the interior of the Property and the Fixtures and Fittings in the same decorative
order and condition throughout the Term as at the start of the Tenancy, as noted in the
Inventory and Schedule of Condition. The Tenant is not responsible for the following:
• fair wear and tear;
• any damage caused by fire unless that damage was caused by something done or
not done by the Tenant or any other person permitted by the Tenant to reside,
sleep in, or visit the Property;

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• repairs for which the Landlord has responsibility (these are set out in Schedule 2
of this Agreement);
• damage covered by the Landlord's insurance policy;
4.2. To inform the Landlord, or the Agent, promptly and in writing when it comes to the notice
of the Tenant of any repairs or other matters falling within the Landlord’s obligations to
repair the Property and the Fixtures and Fittings;
4.3. To keep the Property and Fixtures and Fittings in a clean and tidy condition.
4.4. To clean the windows regularly and at the end of the Tenancy;
4.5. To clean the chimneys once a year (if applicable) and at the end of the Tenancy provided
they were cleaned at the start of the Tenancy;
4.6. To test smoke alarms and carbon monoxide detectors monthly and keep them in good
working order by replacing batteries where necessary. The Landlord or the Agent should
be informed promptly of any defect, need of repair or maintenance;
4.7. To replace promptly all broken glass with the same quality glass where the breakage was
due to the negligence or misuse of a third party, the Tenant, his family, or his visitors;
4.8. To take all reasonable precautions by heating and ventilating to prevent damage
occurring to any pipes or other installation in the Property that may be caused by frost
condensation and mould growth;
4.9. To replace all electric light bulbs, fluorescent tubes and fuses;
4.10. To make good, or compensate for, any failure by the Tenant to comply with the
obligations set out in Schedule 1 of this Agreement.
4.11. To carry out any work or repairs which is the Tenant’s responsibility within a reasonable
time of being notified and no later than one month from notification; or authorise the
Landlord or the Agent to have the work carried out at the Tenant’s expense.
4.12. To take reasonable precautions to keep all gutters sewers drains sanitary apparatus
water and waste pipes air vents and ducts free of obstruction.
4.13. To clear or compensate the Landlord for all reasonable costs incurred for the clearance
of any blockage or over-flow caused by negligence of or misuse by the Tenant his visitors
or family in any of the drains, gutters, down-pipes, sinks, toilets, or waste pipes, which
serve the Property;
4.14. To take reasonable precautions to prevent infestation and to compensate the Landlord
in damages for all costs for the eradication of infestation caused by the negligence,
action or lack of action of the Tenant.
5. Insurance
5.1. Not to do or fail to do anything that leads to the policy on the Property, or Fixtures and
Fittings not covering any losses covered by the policy, increase the premium or become
void or voidable provided a copy of the relevant sections of the policy has been given to
the Tenant at the start of the Tenancy or provided with the Tenancy Agreement;
5.2. To pay to the Landlord any sums paid for any increase in the insurance premium, the
excess for the policy, or necessary expenses incurred as a result of a failure by the
Tenant, his family, or visitors, to comply with clause 5.1 of Schedule 1 of this Agreement;
5.3. To inform the Landlord or his Agent of any loss or damage to the Property or Fixtures
and Fittings and confirm such damage in detail in writing promptly;
5.4. To agree the Tenant is warned that the Landlord’s policy does not cover his possessions.
6. Access and Inspection

6.1. To allow the Landlord, the Agent, any superior landlord, his agent, professional advisers,
or authorised contractors to enter the Property with or without workmen and with all
necessary equipment upon giving not less than 24 hours written notice except in an
emergency.
6.2. The Tenant is only required to allow access when:
6.2.1.the Tenant has not complied with a written notice under clause 4.10 of Schedule
1 of this Agreement;
6.2.2.the Landlord, the Agent, or an appointed contractor seeks to carry out work for
which the Landlord is responsible;
6.2.3.for inspection or repair of the Property or any adjoining premises;
6.2.4.the safety check of the gas appliances pipe work and flues;
6.2.5.to carry out the Landlord's obligations under this Agreement and any repairs
alterations or additions to the Building of which the Property forms part;

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6.2.6.to take gas, electricity or water meter readings;

6.2.7.to paint the outside or repair of the Property or the Building of which the Property
forms part;
6.2.8.to comply with statute;
6.2.9.to carry out repairs or alterations to the adjoining premises;
6.2.10. for any purpose mentioned in this Tenancy Agreement or connected with the
Landlord’s interest in the Property or any other premises;
6.3. To allow the Property to be viewed in the last two months of the Tenancy by prior
appointment upon having been given 24 hours’ notice in writing by any person acting on
behalf of the Landlord or the Agent accompanying a prospective purchaser or tenant of
the Property.
6.4. To allow the Landlord or the Agent to erect a reasonable number of “for sale” or “to let”
signs at the Property.
7. Assignment
7.1. Not to assign, sublet, part with, or share the possession of all or part of the Property with
any other person without the Landlord’s or the Agent’s prior written consent, which will
not be unreasonably withheld.
7.2. Not to take in lodgers or paying guests or allow any person other than the person named
as the Tenant in this Agreement to reside in the Property without written consent, which
will not be unreasonably withheld.
8. Use of the Property

8.1. To use the Property only as a private residence for the occupation of the Tenant and his
immediate family;
8.2. Not to register a company, run a business or hold or allow a sale by auction at the
Property;
8.3. Not to use the Property for any illegal or immoral purpose;
8.4. Not to use consume or allow to be used or consumed any drugs or any other substance
which is, or becomes, prohibited or restricted by law;
8.5. Not to use the Property or allow others to use the Property in a way which causes noise
nuisance, annoyance or damage to neighbouring, adjoining or adjacent premises
including nuisance caused by noise;
8.6. Not to decorate, make any alterations, or additions to or in the Property or puncture walls,
timbers or other parts of the Property without the prior written consent of the Landlord or
the Agent which will not be unreasonably withheld;
8.7. Not to remove the Fixtures and Fittings in the Property or to store them in any way or
place inside or outside the Property which could lead to damage or deterioration; and if
consent is given to ensure all Fixtures and Fittings are returned to the same place as at
the Start Date of the Tenancy as shown in the Inventory and Schedule of Condition;
8.8. Not to place or erect any aerial, satellite dish, notice, cable equipment, advertisement,
sign or board on or in the Property without the prior consent of the Landlord or the Agent
which will not be unreasonably withheld and to pay all the costs of installation, removal,
disposal and repair of any damage done if consent is granted or due to a breach of this
clause;
8.9. Not to keep any dangerous or inflammable goods, materials or substances in or on the
Property, apart from those required for generally household use;
8.10. Not to hang any posters, pictures or other items in the Property using blu-tac, sellotape,
nails, adhesive, or their equivalents but only by using a reasonable number of
commercial picture hooks;
8.11. Not to barbecue in or on the Property including any balcony, roof terrace or garden if the
Property is subject to a head lease; or if the Property is freehold to barbecue only in
designated areas as agreed with the Landlord or the Agent;
8.12. To run all taps in sinks basins and baths, flush lavatories and run the shower for twenty
minutes after the Property has been vacant for any period of seven days or more and to
clean all shower heads every three months;
8.13. To empty the septic tank regularly and at the End of the Tenancy if it has been emptied
prior to the start of the Tenancy and proof provided to the Tenant by the Landlord or the
Agent if applicable;

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8.14. To keep the oil or LPG tank filled during and at the End of the Tenancy and provide proof
to the Landlord or the Agent provided it was filled at the commencement of the Tenancy;
8.15. To pay any call out charges if the oil or LPG tank runs dry and the oil or LPG system has
to be bled to remove an air lock if applicable;
8.16. Not to smoke, vape or smoke e-cigarettes or permit any other resident in the Property or
any guest or visitor to smoke tobacco, vape or smoke e cigarettes or any other substance
in the Property or to burn or allow any other person to burn any candles, incense sticks
(or similar) without the Landlord's prior written consent. If in breach of this clause, the
Tenant will be liable to compensate the Landlord for the cleaning of the carpets to a
professional standard and the cleaning of the curtains by whatever method is specified
for the type of curtain material and the washing down of walls and redecoration if
necessary to rid the Property of the odour of nicotine, incense, or any other substance
caused by the Tenant or any visitor to the Property and to restore the interior to the
condition described in the Inventory and Schedule of Condition if damaged through
unauthorised use of candles, incense sticks, (or similar) or smoking in the Property.
9. Utilities and Council Tax

9.1. To notify the suppliers of gas, water including sewerage and environmental charges,
electricity, other fuel and telephone including broadband cable and satellite services to
the Property and the local authority that the Tenancy has started;
9.2. To apply for the accounts for the provision of the above services and the council tax to
be put into the name of the Tenant;
9.3. Not to tamper, interfere with, alter, or add to, the installations or meters relating to the
supply of such services to the Property including the installation of any pre-payment
meter;
9.4. Not to change the telephone number without the written consent of the Landlord or the
Agent and inform the Landlord, or the Agent, of the new telephone number promptly;
9.5. Not to change any utility supplier without the written consent of the Landlord or the Agent;
and provide the name, address and account number of the new supplier upon transfer;
9.6. To pay any costs incurred by the Landlord or the Agent in transferring the account back
to the original supplier at the end of the Tenancy;
9.7. To pay to the Landlord all costs incurred in the re-connection of any service (including
any arrears of payment) following disconnection of any service whether caused by the
Tenant’s failure to comply with the obligations of the Tenancy Agreement;
9.8. To pay all outstanding accounts with utility service providers and the council tax during
and at the end of the Tenancy.
10. Animals and Pets

10.1. Not to keep any animals or birds (whether domestic or otherwise) in or on the Property
without the prior written consent of the Landlord or the Agent which will not be
unreasonably withheld but may be withdrawn upon giving reasonable notice.
11. Leaving the Property Empty

11.1. To notify the Landlord or the Agent before leaving the Property vacant for any continuous
period of 28 Days or more during the Tenancy;
11.2. To comply with any conditions set out in the Landlord’s insurance policy for empty
Property, including ensuring adequate heat provided a copy of the policy has been given
or shown to the Tenant at the start of the Tenancy or within a reasonable time thereafter.
12. Locks and Alarms

12.1. To fasten all locks and bolts on the doors and windows when the Property is empty and
at night and set the burglar alarm (if applicable) when the Property is vacant;
12.2. To pay any call-out charges or other charges incurred by the Landlord where the Tenant,
his family or visitors has accidentally or negligently set off the burglar alarm;
12.3. Not to install, change locks or have additional keys cut for the Property without the prior
consent of the Landlord, or the Agent which will not be unreasonably withheld, except in
an emergency.

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13. Garden
13.1. To keep the garden, window boxes and patios if any weeded, in good order and in the
same condition and style as at the commencement of the Tenancy;
13.2. Not to lop, prune, remove or destroy any existing plants, trees or shrubs, without the
written consent of the Landlord or the Agent which will not be unreasonably withheld;
13.3. To allow any person authorised by the Landlord or the Agent if applicable access to the
Property for the purpose of attending to the garden.
14. House Plants

14.1. To avoid any doubt the Tenant will not be under any obligation to pay for or to replace
any house plant that has been left in the Property, if the houseplant dies.
15. Car Parking Space

15.1. To allow private vehicle(s) only to be parked at the Property in the space, garage or
driveway if applicable allocated to the Property.
15.2. To ensure that any garage, driveway, or parking space is kept free of oil and other fluids
and to pay for the removal and cleaning of any spillage caused by a vehicle belonging
to the Tenant, his family, contractors or visitors;
15.3. To arrange for all vehicles belonging to the Tenant, his family, or any visitors to be
removed from the Property at the end of the Tenancy;
15.4. To ensure that no vehicles that are not in a road worthy condition are parked at the
Property and that all vehicles are fully taxed.
16. Refuse
16.1. To remove or pay for the removal of all rubbish and refuse from the Property by placing
in a plastic bin liner and putting it in the receptacle made available, during the Tenancy.
17. Notices
17.1. To forward any notice order or proposal affecting the Property or its boundaries and any
other correspondence addressed to the Landlord to the Landlord or the Agent promptly.
18. Inventory and Checkout

18.1. To return a signed copy of the Inventory and Schedule of Condition given to the Tenant
at the start of the Tenancy if applicable within seven days of the commencement date of
the Tenancy with any written amendments or notes.
19. Head Lease

19.1. To comply with the obligations of the head lease provided a copy of the obligations are
attached to this Agreement at Schedule 6.
20. Energy Performance Certificates

20.1. To confirm that the Tenant has been provided with a Certificate which satisfies the
requirements of the Energy Performance of Buildings (Certificates and Inspections)
(England and Wales) Order 2007 prior to the signing of this Agreement.
21. End of the Tenancy

21.1. To clean to a professional standard or arrange or compensate the Landlord for the
cleaning of the Property and Fixtures and Fittings at the end of the Tenancy, to the same
standard to which the Property and Fixtures and Fittings were cleaned prior to the start
of the Tenancy, as shown in the Inventory and Schedule of Condition;
21.2. To arrange for the reading of the gas, electricity and water meter, if applicable, at the end
of the Tenancy and the departure of the Tenant from the Property;
21.3. To permit the Landlord or the Agent at the termination or earlier ending of the Tenancy
to give the forwarding address of the Tenant to the suppliers of the service providers and
to the local authority;
21.4. To return all keys, including any additional keys, remote controls, or security devices to
the Landlord or the Agent at the end of the Tenancy;
21.5. To compensate the Landlord for any costs incurred in the pay for the cost of replacement
remote controls, keys, or other security devices that have been lost or not returned at

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the end of the Tenancy including the costs of changing locks where a security key or
device has been lost, mislaid or not returned;
21.6. To allow access for the check of the Inventory and Schedule of Condition at the
termination or earlier ending of the Tenancy following receipt of reasonable notice from
the Landlord or the Agent.
21.7. To accept that if either the Tenant or his agent does not attend a second appointment to
check the Inventory and Schedule of Condition having failed to attend the first
appointment that a check out report will be prepared at that time;
21.8. To remove or arrange or compensate the Landlord for the costs of the removal of all
refuse and rubbish belonging to the Tenant at the end of the Tenancy;
21.9. To remove all belongings, personal effects, foodstuffs or equipment of the Tenant from
the Property at the end of the Tenancy;
21.10. To vacate the Property within normal office hours at a time agreed with the Landlord or
the Agent;
21.11. To provide a forwarding address to the Landlord or the Agent by the last day of the
Tenancy;
21.12. To provide a copy of the final account for water including sewerage and environmental
charges to the Landlord or the Agent together with proof of payment;
21.13. To compensate the Landlord or the Agent in damages to cover all reasonable removal
and/or storage charges, when small items are left in the Property after the end of the
Tenancy which can be easily moved and have been stored by the Landlord for a
maximum of fourteen days. Charges will be incurred, and the items disposed of at the
Tenant’s expense where the Landlord or the Agent has given the Tenant fourteen days
written notice addressed to the Tenant at any forwarding address and the Tenant has
failed to collect the items promptly. The Tenant will be liable to compensate the Landlord
or the Agent for all storage and disposal costs;
21.14. To compensate the Landlord for an amount equivalent to the daily Rent and other monies
under the Particulars of this Agreement when the Property is left full of bulky furniture,
or other discarded items belonging to the Tenant; which may prevent the Landlord
residing in, re-letting, selling or making any other use of the Property. The items may be
disposed of after giving the Tenant at least fourteen days written notice. The Tenant will
be liable for all costs of disposal.
22. Right to Rent

22.1. The Tenant or others aged eighteen years or over who resides at the Property must
provide a valid passport and visa or work permit to the Landlord or the Agent prior to
taking occupation of the Property either before or during the Tenancy;
22.2. If any person forming the Tenant or occupier changes during the Tenancy written consent
must be obtained from the Landlord or the Agent prior to occupation and relevant
documentation provided for checking;
22.3. To agree that the Tenant and all occupiers will inform the Landlord or the Agent of any
correspondence or communication concerning their residency status promptly and
provide copies of the documents received.

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Schedule 2
Conditions to be Kept by the Landlord
1. Quiet Enjoyment
1.1. To allow the Tenant to quietly hold and enjoy the Property during the Tenancy without any
unlawful interruption by the Landlord or any person rightfully claiming under, through or in
trust for the Landlord.
2. Ownership and Consents

2.1. To confirm that the Landlord is the freehold or leasehold owner of the Property and that all
necessary consents have been obtained to enable the Landlord to enter into the Tenancy
(whether from a superior landlord, lender, mortgagee, insurer, or others).
3. Statutory Repairing Obligations

3.1. To comply with the obligations to repair the Property as set out in sections 11 to 16 of the
Landlord and Tenant Act 1985 (as amended by the Housing Act 1988). These sections
impose on the Landlord obligations to repair and keep in working order:
3.1.1. the structure of the Property and exterior (including drains, gutters and pipes);
3.1.2. certain installations for the supply of water, electricity and gas;
3.1.3. sanitary appliances including basins, sinks, baths and sanitary conveniences;
3.1.4.space heating and water heating;
but not other fixtures fittings and appliances for making use of the supply of water and
electricity. This obligation arises only after notice has been given to the Landlord by the
Tenant;
3.2. To repay to the Tenant any reasonable costs incurred by the Tenant to remedy the failure
of the Landlord to comply with his statutory obligations as stated above.
4. Other Repairs
4.1. To keep in repair and working order all mechanical and electrical items belonging to the
Landlord unless the lack of repair is due to the negligence or misuse of the Tenant.
5. Safety Regulations
5.1. To confirm that all the furniture and equipment within the Property complies with the
Furniture and Furnishings (Fire) (Safety) Regulations 1988 as amended in 1993;
5.2. To confirm that all gas appliances comply with the Gas Safety (Installation and Use)
Regulations 1998 and that a copy of the safety check record is given to the Tenant at the
start of the Tenancy and annually thereafter;
5.3. To confirm that all electrical appliances comply with the Electrical Equipment (Safety)
Regulations 1994, and the Plugs and Sockets, etc. (Safety) Regulations 1994;
5.4. To ensure that any electrician carrying out electrical work at the Property is a member of
an approved scheme;
5.5. To provide a smoke alarm on each storey of the Property and a carbon monoxide detector
in any room with a solid fuel appliance; to have smoke alarms and carbon monoxide
detectors tested at the start of the Tenancy; and to hold written records that the tests have
been carried out.
5.6. To confirm that a certificate in compliance with The Electrical Safety Standards in the
Private Rented Sector (England) Regulations 2020 will be given to the Tenant prior to the
start of any new Tenancy, or any renewal of a fixed term; or a Tenancy that becomes
periodic after June 1 2020; and in any event for all tenancies regardless of the
commencement date from April 1 2021.
6. Head Lease
6.1. To comply with all the obligations including payment of all charges imposed upon the
Landlord by a superior landlord if applicable;
6.2. To take all reasonable steps to ensure that the superior landlord complies with the
obligations of the head lease;
6.3. To provide a copy of the relevant sections of the head lease to the Tenant at the start of
the Tenancy.

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7. Income Tax and Other Taxes

7.1. To pay, cover and compensate the Tenant for all tax assessments and outgoings including
ground rent and service charges if applicable for the Property apart from those specified as
the obligations of the Tenant in the Agreement;
7.2. To appoint a Rent collection agent in the UK if the normal place of abode of the Landlord
is not the UK for more than six months in the tax year; or in the absence of such an
appointment the Tenant will deduct basic rate tax from all Rent prior to forwarding it to the
Landlord; to comply with the obligations under the Finance Act 1995.
8. Possessions and Refuse

8.1. To remove or pay for the removal of all the possessions of the Landlord or any previous
tenant or occupier and any rubbish prior to the start of the Tenancy.

August 2020
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Schedule 3
8.
General Conditions
It is agreed between the Landlord and Tenant as follows:
1. Ending the Tenancy and Re-entry

1.1. If at any time:
1.1.1. the Rent, or any part of it remains unpaid for 14 days after falling due, whether
formally demanded or not; or
1.1.2. if any agreement or obligation of the Tenant is not complied with; or
1.1.3. if any of the grounds set out in Schedule 2 of the Housing Act 1988 (as amended)
are made out (see Definitions);
the Landlord may re-enter upon the Property provided he has complied with his statutory
obligations; and the Tenancy shall end. This clause does not prejudice any other rights
that the Landlord may have regarding the Tenant’s obligations under this Agreement.
2. Early Termination
2.1. If the Tenant vacates the Property during the Term apart from according to any agreed
break clause which is included within the Agreement, the Tenant will remain liable to pay
Rent and any other monies payable under this Agreement until the Term expires; or the
Property is re-let with the Landlord’s written consent whichever is earlier.
3. Interruptions to the Tenancy

3.1. If the Property is destroyed or made uninhabitable by fire or any other risk against which
the Landlord has insured, Rent will cease to be payable until the Property is reinstated and
made habitable; unless the insurance monies are not recoverable (whether in whole or in
part) because of anything done or not done by the Tenant, his family or his visitors; or the
insurer pays the costs of re-housing the Tenant. To avoid doubt between the parties the
Landlord has no obligation to re-house the Tenant.
3.2. If the Property is not made habitable within one month, either party may terminate this
Agreement by giving immediate written notice to the other party.
4. Data Protection 2018

4.1. The personal information of both the Landlord and the Tenant will be retained by the Agent
in accordance with the terms of the Agent’s privacy policy (“the Policy”) which both parties
will have been served with and is also available to view on the Agent’s website
www.spencermunson.co.uk. In addition to the information provided to the Agent about
the Tenant in accordance with the Policy, the Tenant agrees that this information can be
forwarded to the Landlord. Such information may have been provided before, during or
after the Tenancy. The Landlord thereafter may share details about the following:
4.1.1.Details of performance of obligations under this Agreement by the Landlord and the
Tenant;
4.1.2.Known addresses or details of the Tenant and any other occupiers,
4.1.3.Any other relevant information required by the parties listed below.
4.2. This personal information above can be shared with:
4.2.1.Utility and water companies;
4.2.2.The local authority;
4.2.3.Authorised contractors;
4.2.4.Credit and reference providers;
4.2.5.Mortgage lenders;
4.2.6.Legal advisers;
4.2.7.Any other interested third party.
4.3. This information can/will be provided without further notice only when the Agent is
authorised to do so under the Policy.

August 2020
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5. Notices
5.1. The Landlord has notified the Tenant that according to sections 47 and 48 of the Landlord
and Tenant Act 1987 the address at which notices (including notices in proceedings) or
other written requests may be sent or served on the Landlord is: 41 High Road, South
Woodford, London E18 2QP
5.2. The provisions for the service of notices are that if the Landlord or the Agent deliver by
hand any Notices or documents which are necessary under the Agreement, or any Act of
Parliament to the Property by 4.30pm or the last known address of the Tenant if different;
the documents or Notices will be deemed delivered on the next working day; or if the
documents or Notices are sent by ordinary first class post addressed to the Tenant at the
Property or the last known address of the Tenant if different; the documents or Notices will
be deemed delivered two working days later; or if documents are served by electronic
service to the e mail address of the Tenant given to the Landlord or the Agent the document
will be deemed served when it leaves the outbox of the sender. A working day excludes a
Saturday, Sunday and a Bank Holiday;
5.3. The provisions for the service of notices are that if the Tenant or his agent deliver by hand
by 4.30pm any Notices or documents which are necessary under the Agreement, or any
Act of Parliament at the address specified in clause 5.1 of Schedule 3 or the last known
address of the Landlord if different; the documents or Notices will be deemed delivered on
the next working day; or if the documents or Notices are sent by ordinary first class post
addressed to the Landlord at the address shown in clause 5.1 of Schedule 3 addressed to
the Landlord or the last known address of the Landlord if different; the documents or Notices
will be deemed delivered two working days later.
6. Rent Increase
6.1. The Landlord can increase the Rent every twelve months on the anniversary of the date on
which the Tenancy began (“the Rent Increase Date”). For the avoidance of doubt this
means that the Rent will increase on the 30th June each year. The increase is to be
calculated according to the rise in the Retail Prices Index from the start of the Tenancy or
the anniversary date whichever is the later. To avoid doubt if the Landlord does not increase
the rent in any year this will not affect the Landlord’s rights to increase the Rent in
subsequent years.
7. Acceptance of Rent
7.1. Acceptance of Rent by the Landlord or the Landlord’s Agent shall be at all times without
prejudice to and shall not be a waiver of the rights and remedies of the Landlord in respect of
any breach of the Tenant’s agreements of stipulations contained in this Agreement; and any
Rent paid by any third party will be accepted from that person as the Agent of the Tenant and
will not confer on the third party any rights as the Tenant.

August 2020
15
Schedule 4
9.
10. Dealing with the Deposit
1. Deposit
1.1. The Landlord or the Agent shall place the Deposit in a nominated Client account as soon
as reasonably practicable. Any interest earned on the Deposit shall be retained by the
Landlord, or the Agent, and used to cover administration costs.
1.2. After the Tenancy the Landlord or the Agent on the Landlord’s behalf is entitled, with the
written consent of the Landlord and the Tenant, to deduct from the sum held as the Deposit
any monies referred to in clause 1.5 of Schedule 4 of this Agreement. If more than one
such deduction is to be made by the Landlord or the Agent, monies will be deducted from
the Deposit in the order listed in clause 1.5 of Schedule 4 of the Agreement.
1.3. After the end of the Tenancy the Landlord or the Agent on behalf of the Landlord shall
return the Deposit, except in case of dispute subject to any deductions made under the
Agreement, within thirty days of the end of the Tenancy or any extension of it. If there is
more than one Tenant, the Landlord or the Agent may, with the written consent of the
Tenant, return the Deposit by cheque to any one Tenant at his last known address.
1.4. If the amount of monies that the Landlord or the Agent is entitled to deduct from the Deposit
exceeds the amount held as the Deposit, the Landlord or the Agent may require the Tenant
to pay that additional sum to the Landlord or the Agent within fourteen days of the Tenant
receiving that request in writing.
1.5. The Agent with the consent of the Landlord and the Tenant may deduct monies from the
Deposit (as set out in clause 3 of the Particulars) to compensate the Landlord for losses
caused for any or all of the following reasons:
• any damage to the Property and Fixtures and Fittings caused by the Tenant or
arising from any breach of the terms of this Agreement by the Tenant;
• any damage caused or cleaning required due to pets, animals, reptiles, birds, or fish
occupying the Property (whether or not the Landlord consented to its presence);
• any sum repayable by the Landlord or the Agent to the local authority where housing
benefit has been paid direct to the Landlord, or the Agent;
• any other breach by the Tenant of the terms of this Agreement;
• any instalment of the Rent which is due but remains unpaid at the end of the
Tenancy;
• any unpaid account or charge for water including sewerage and environmental
charges, electricity gas telephone charges, or other fuels;
• any unpaid council tax.
1.6. The Tenant shall not be entitled to withhold the payment of any instalment of Rent or any
other monies payable on the grounds that the Landlord, or the Agent, holds the Deposit.
Protection of the Deposit

1.7. The Deposit is safeguarded by the Tenancy Deposit Scheme, which is administered by:
The Dispute Service Ltd
West Wing, First Floor,
The Maylands Building,
200 Maylands Avenue,
Hemel Hempstead,
HP2 7TG
phone 0300 037 1000
e mail deposits@tenancydepositscheme.com
fax 01442 253193

August 2020
16
At the end of the Tenancy

1.8. The Agent must tell the Tenant as soon as practicable after the end of the Tenancy if they
propose to make any deductions from the Deposit.
1.9. If there is no dispute the Agent will keep or repay the Deposit, according to the agreed
deductions and the conditions of the Tenancy Agreement. If agreement cannot be reached
any of the parties can refer the matter to the Tenancy Deposit Scheme for adjudication up
until ninety days after the end of the Tenancy.
1.10. The statutory rights of the Landlord and the Tenant to take legal action through the
County Court remain unaffected by clauses 1.8 and 1.9 above.

August 2020
17
Schedule 5
Special Clauses
1. The Tenant must not smoke or permit any guest or visitor to smoke tobacco or any other
substance in the Premises without the Landlord's or the Agent's prior consent. If
smoking has taken place then the Landlord can have reasonable redecorating costs
taken from the deposit where paintwork is stained and deep professional cleaning costs
where there is smoke smells impregnated into carpets, curtains and other soft
furnishings.
2. The Tenant will provide the Landlord or his Agent with a copy of his/her's current tenants
contents insurance certificate if required by the agent/landlord on request.
3. The Tenant must indemnify the Landlord for any loss incurred by the Landlord as a
result of the Tenant failing to keep a previously agreed appointment with any third party
at the Premises or for the cost of a contractor called out, and repairs if necessary, in
response to the tenant raising an issue for maintenance that is deemed by the contractor
to have been caused by the Tenant whether with or without any intent. To avoid doubt
if the Tenant causes a loss to the Landlord either compared to the inventory or due to a
missed call out/appointment costs then the compensation to the Landlord will form a
deduction from the Deposit at the end of the Tenancy.
4. The property must be returned in a condition at a similar standard as at the start of the
tenancy and recorded by the Inventory Clerk with the cost of repairing or replacing
damaged/non-working or missing items or returning the property to its recorded
condition at the start of the tenancy being taken from the tenants deposit. If the property
was recorded as having had a professional standard clean in advance of the tenancy
start, and confirmed on the accepted inventory carried out at the check in, then an
equivalent professional standard clean must be carried out to the satisfaction of the
Inventory Clerk whose opinion will be final. If this is not done to the correct standard,
determined by the inventory clerk, then it is agreed by the tenant that the cost of the
professional clean needed to bring the property to the acceptable standard can be
deducted from the damage deposit. If carpets were deemed to be at a professionally
cleaned standard at the start of the tenancy or were newly laid either at the start of the
tenancy or during the tenancy then a similar professional standard clean of the carpets
will be required to the satisfaction of the inventory clerk at check out.
5. The Tenant agrees to not lighting any open fires in the property or light barbecues
indoors or on a balcony without the Landlord’s or Agent’s specific written consent.
6. The Premises is subject to a mortgage granted before the beginning of the Tenancy
and; the mortgagee is entitled to exercise a power of sale conferred on him by the
mortgage or by Section 101 of the Law of Property Act 1925; and the mortgagee
requires possession of the Premises for the purpose of disposing of it in exercise of
that power.
7. If pets are kept at the property for any length of time at any time during the tenancy, with
or without the Landlord’s permission, then the Tenant agrees to indemnify the Landlord
against any loss or damage as a result of the pets and this would include the risk of
infestation and allergies from pet hair and so the property must be cleaned to a
professional standard and have all risk of infestation and allergic reaction removed to
the satisfaction of the Inventory clerk. The tenant agrees if this is not done then the cost
will form an agreed deduction from the deposit. This indemnity is required as pets,
irrespective for how long they live at a property, can leave dormant infestations and
cause allergy issues and so the Tenant will be liable to compensate the Landlord for
any losses suffered due to allergic reactions or flea infestation following an animal of the
Tenant, his family or his visitors being in the property.

August 2020
18
8. All rubbish must be cleared from the property. The correctly separated waste can be
left in the relevant wheelie bin or Council provided container/recycling bags and placed
at the boundary of the property with all lids shut and no additional refuse left in bags or
loose as this will not be removed by the Council. The tenant agrees that any refuse
incorrectly left by them that is not removed by the Council or is left in such a way as to
cause inconvenience or health risk to neighbouring properties will be removed by a
contractor and agree that the cost can be deducted from the Tenant’s deposit.
9. The Landlord allows the Tenants, if they choose, to use the Satellite TV dish,
telephone and/or cable TV sockets and wiring where they are left in the property at the
start of the tenancy but the Landlord has no responsibility for maintaining, servicing or
replacing them should they not work at any time during the tenancy. If any repairs or
replacements are required then it will be up to the Tenant to have them repaired by a
professional contractor at the Tenant’s expense and liability if they want to continue
using them. The Landlord/Agent must be informed if repairs are required/carried out or
if the Tenant is aware that they are no longer working correctly and ceases to use
them.
10. The Tenants can change the utility companies but must inform the Landlord or Agent
as to who the new suppliers are but not change the Pay Monthly meter to a Card/Top
Up meter without the Landlord’s express permission. However if the Tenant changes
the meter then the Tenant agrees to reasonable cost of returning the meter to a similar
one as at the start of the tenancy if required by the Landlord to be taken from their
deposit.
11. This Tenancy does not include any parking.
12. The water rates are included within the rent.

August 2020
19
Schedule 6
Relevant Sections of the Head Lease

August 2020
20
By, or for and on behalf of, the

SIGNED Marina Roman 25/10/2023 LANDLORD
SIGNED Dumitru Vasile 26/10/2023 FIRST TENANT
SIGNED Stoica Florin 26/10/2023 SECOND TENANT
SIGNED THIRD TENANT
WITNESS’S N/A – Signed via Secure Sign

SIGNATURE
WITNESS’S
NAME AND N/A – Signed via Secure Sign
ADDRESS

August 2020
21
Section A. Prescribed Information for Assured Shorthold

Tenancies
Under the Housing Act 2004, the landlord is required to give the following information to
the tenant and anyone who paid the deposit on the tenant's behalf (a Relevant Person)
within 30 days of receiving the deposit. This is to ensure that tenants are made aware of
their rights during and at the end of the tenancy regarding the deposit.
(a) The scheme administrator of the Tenancy Deposit Scheme is:
The Dispute Service Limited

West Wing, First Floor
Maylands Building
200 Maylands Avenue
Hemel Hempstead
Herts HP2 7TG
Phone 0300 037 1000

Email deposits@tenancydepositscheme.com
Web www.tenancydepositscheme.com
(b) A leaflet entitled What is the Tenancy Deposit Scheme?, which explains the operation
of the provisions contained in sections 212 to 215 of, and Schedule 10 to, Housing Act
2004, must accompany this document when given to the tenant and any relevant person.
(c) The procedures that apply under the scheme by which an amount in respect of a
deposit may be paid or repaid to the tenant at the end of the tenancy are set out in the
scheme leaflet: What is the Tenancy Deposit Scheme?, which accompanies this
document.
(d) The procedures that apply under the scheme where either the landlord or the tenant is
not contactable at the end of the tenancy are set out in the Scheme Leaflet: What is the
Tenancy Deposit Scheme?
(e) The procedures that apply where the landlord and the tenant dispute the amount of the
deposit to be paid or repaid are summarised in the Scheme Leaflet What is the Tenancy
Deposit Scheme? More detailed information is available on:
www.tenancydepositscheme.com.
(f) The facilities available under the scheme for enabling a dispute relating to the
deposit to be resolved without recourse to litigation are set out in the Scheme Leaflet:
What is the Tenancy Deposit Scheme? More detailed information is available on:
www.tenancydepositscheme.com.
(i) THE DEPOSIT
The amount of the deposit paid is £ 500.00
(ii) ADDRESS OF THE PROPERTY TO WHICH THE TENANCY RELATES
Flat 3, Ettrick House, Rossendale Street, London, Greater London, E5 8SZ

August 2020
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(iii) DETAILS OF THE LANDLORD(S)1
Name(s)
Marina Roman
Address
41 High Road, South Woodford, London E18 2QP
E mail address Marinaroman.uk@gmail.com
Telephone number 07895972787

Fax number
(iv) DETAILS OF THE TENANT(S)
Name Petru Râpa, Florin-Răzvan Anghel
Address
80 Claude Road, London E10 6NE
E mail address Carlosss191254@gmail.com
Mobile number 07983293448
Fax number
Contact details for the tenant(s) to be used at the end of the tenancy
Name
Address
E mail address
Mobile number
Fax number
Please provide the details requested in (iv) for each tenant (there is a continuation sheet
for this purpose).

August 2020
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(v) RELEVANT PERSON’S CONTACT DETAILS

If there is a relevant person (i.e. anyone who has arranged to pay the deposit on the
tenant's behalf) the details requested in (iv) must be provided for them, as part of the
Prescribed Information. Use the continuation sheet for this purpose.
(vi) CIRCUMSTANCES WHEN THE DEPOSIT MAY BE RETAINED BY THE

LANDLORD
The circumstances when all or part of the deposit may be retained by the landlords
by reference to the terms of the tenancy are set out in clause(s) of the
tenancy agreement. No deduction can be paid from the deposit until the parties to the
tenancy agreement have agreed the deduction, or an award has been made by TDS or
by the court.
(vii) CONFIRMATION
The landlord certifies and confirms that:
a) the information provided is accurate to the best of my/our knowledge and belief and
b) I/we have given the tenant the opportunity to sign this document by way of
confirmation that the information is accurate to the best of the tenant's knowledge and
belief.
Signed by or on behalf of Marina Roman 25/10/2023

the landlord
The tenant confirms that:
• I/we have been given the opportunity to read the information provided and
• I/we sign this document to confirm that the information is accurate to the best of
my/our knowledge and belief.
Signed by the tenant(s)

Petru Râpa 25/10/2023
Florin-Razvan Anghel 25/10/2023
Responsibility for serving complete and correct Prescribed Information on each tenant and
relevant person is the responsibility of the member and the landlord. The Dispute Service
Limited does not accept any liability for a member's or landlord's failure to comply with The
Housing Act 2004 and/or The Housing (Tenancy Deposits) (Prescribed Information) Order
2007.

August 2020
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Prescribed Information for Assured Shorthold Tenancies

(Continuation Sheet)
Tick one of the following:
• The information below relates to a Tenant □
• The information below relates to a Relevant Person □
First line of address of the property to which the tenancy relates
Flat 3, Ettrick House, Rossendale Street, London, Greater London E5 8SZ
(iv) CONTACT DETAILS
Name
Address
E mail address
Mobile number
Fax number
Details of the Tenant(s) contact details to be used at the end of the tenancy
(This section only needs to be completed for a tenant, not a relevant person)
Name
Address
E mail address Tick if the same as shown above
Mobile number Tick if the same as shown above

August 2020
How to rent
The checklist for
renting in England
March 2023
pp SR PR CD
How to rent – March 2023 2
Contents
1. Before you start 3 5. At the end of the fixed period 12
Key questions 3 If you want to stay 12
Ways to rent a property 4 If you or the landlord want to end
the tenancy 12
2. Looking for your new home 5
Things to check 5 6. If things go wrong 14
Licensing requirements 7 Protection from eviction 15
3. When you’ve found a place 8 7. Further sources of information 16

Check the paperwork 8
Things the landlord must provide you with 8
Check if the property is suitable for your
needs if you are disabled 9
4. Living in your rented home 10
Things the tenant must do 10
Things the tenant should do 10
Things the landlord must do 11
Things the landlord should do 11
If you have downloaded a copy of this guidance, please check you have the
most up-to-date version by following this link:
GOV.UK/government/publications/how-to-rent
The landlord or the letting agent should give the current version of this guide to the tenant when a new
assured shorthold tenancy starts. There is no requirement for them to provide the document again if the
assured shorthold tenancy is renewed unless the document has been updated.
Who is this guide for?

This guide is for people who are renting a home privately under an assured
shorthold tenancy, either direct from a landlord or through a letting agency.
Most of it will also apply if you are in a shared property but in certain cases,
your rights and responsibilities will vary.
The guide does not cover lodgers (people who live with their landlord) or people with licences (such
as many property guardians – see this specific guidance on property guardians), nor tenants where
the property is not their main or only home.
1. Before you start

Key questions ■ Are you are entitled to Housing Benefit or
Universal Credit? If so, you may get help with
■ Is the landlord or letting agent trying to all or part of your rent. If you are renting from a
charge any fees for holding the property, private landlord, you may receive up to the
viewing the property or setting up a Local Housing Allowance rate to help with the
tenancy agreement? Since 1 June 2019, cost of rent. Check with this online calculator
most fees charged in connection with a to see if you can afford to live in the area you
tenancy are banned. A charge to reserve a want. You should also look at this guidance on
property is permitted but it must be refundable managing rent payments on Universal Credit.
and it cannot equate to more than one week’s
rent. Viewing fees and tenancy set-up fees are ■ Which area would you like to live in and
not allowed. See the ‘Permitted fees’ section how are you going to look for a rented
below for more details. home? The larger the area you are prepared to
look in, the better the chance of finding the
■ How much is the deposit? Since 1 June right home for you.
2019, there has been a cap on the deposit that
the tenant is required to pay at the start of the ■ Do you have your documents ready?
tenancy. If the total annual rent is less than Landlords and agents will want to confirm your
£50,000, the maximum deposit is five weeks’ identity, immigration status, credit history and
rent. If the annual rent is £50,000 or above, the possibly employment status.
maximum deposit is six weeks’ rent. The ■ Do you have the right to rent in the UK?
deposit must be refundable at the end of the Landlords in England must check that all
tenancy, usually subject to the rent being paid people aged 18 or over have the right to rent
and the property remaining in good condition, before the start date of the tenancy agreement.
and it must be ‘protected’ during the tenancy. There are three types of right to rent checks: a
See the ‘Deposit protection’ section below. manual document-based check, a check
■ How long do you want the tenancy for? The using Identity Verification Technology via the
landlord must allow you to stay in the property services of an identity service provider, or a
for a minimum of six months. Most landlords check via the Home Office online checking
offer tenancies for a fixed term of six or 12 service. Your landlord can’t insist which option
months. However, it is possible to negotiate a you choose but not everyone can use the
longer tenancy, or you could agree to a online service. Further information on how to
tenancy which rolls over on a weekly or prove your right to rent to a landlord can be
monthly basis. These tenancies have no fixed found on GOV.UK.
end date after the minimum of six months. ■ Will you need a rent guarantee? Some
■ What can you afford? Think about how landlords might ask someone to guarantee
much rent you can afford to pay. 35% of your your rent. If you don’t have a guarantor, you
take-home pay is the most that many people can ask Shelter for advice.
can afford, but this depends on what your ■ Do you need to make changes to the
other outgoings are (for example, whether you property? If you are disabled or have a long-
have children). term condition and think you may need to
make changes to the property to allow you to
live independently, discuss these with your
landlord or agent.
Ways to rent a property
Direct from the landlord Through a letting agent
Look for landlords who belong to an Letting agents must be members of a

accreditation scheme. Accreditation redress scheme. You should check which
schemes provide training and support to independent redress scheme the agent is
landlords in fulfilling their legal and ethical a member of in case you have an
responsibilities. Your local council can advise unresolved dispute.
you about accreditation schemes operating
in your area. If they receive money from you, such as rent
payments, you should also check they are a
The National Residential Landlords member of a client money protection
Association and the Guild of Residential scheme. See a list of approved schemes. By
Landlords run national schemes. law, this information should also be clearly
visible to you at the agent’s premises and on
If your landlord lives outside the UK, you may their website.
be responsible for paying tax on the rent to
HM Revenue and Customs. For advice, call Reputable agents are often accredited
their non-resident landlord scheme helpline through a professional body such as
on 0300 322 9433. the Guild of Property Professionals,
Propertymark, Safeagent, the Royal
Institution of Chartered Surveyors or the UK
Association of Letting Agents.
If your landlord lives outside the UK, the letting
agent will be responsible for paying any tax
due on the rent to HM Revenue
and Customs.
Watch out for scams!

Be clear who you are handing money
over to, and why.
2. Looking for your new home

Things to check
■ Deposit cap. Check that the tenancy deposit ■ Smoking and pets. Check if there are any
you’re being asked for is not more than five rules about them, as well as for other things
weeks’ rent where annual rent is less than such as keeping a bike, dealing with refuse
£50,000, or six weeks’ rent where annual rent and recycling.
is more than £50,000.
■ Bills. Check who is responsible for bills such
■ Deposit protection. If the landlord asks for a as electricity, gas, water and council tax.
deposit, check that it will be protected in a Usually, the tenant pays for these bills. See
government-approved scheme. Some advice on paying bills.
schemes hold the money, and some insure it.
You may be able to access a bond or ■ Fixtures and fittings. Check you are happy
guarantee scheme that will help you put the with them, as it is unlikely that you will be able
deposit together. Contact your local council to get them changed once you have moved in.
for advice. ■ Smoke alarms and carbon monoxide
■ You may be offered a deposit replacement detectors. Landlords must make sure there
product as an alternative to a cash deposit. is at least one smoke alarm on every floor
A landlord or agent cannot require you to use a used as living accommodation, and carbon
deposit replacement product but may allow it as monoxide alarms in all rooms that have a
an option without breaking the Tenant Fees Act. fixed combustion appliance and are used as
There are several different deposit replacement living accommodation.
products available. Depending on the product, ■ Safety. Check that the property is safe to live
you may need to pay a non-refundable fee up- in, and use the ‘How to rent a safe home’ guide
front (often equivalent to one week’s rent) and/or to help you identify possible hazards.
a monthly payment for the duration of your
tenancy. With most products, you will still be ■ Fitness for human habitation. Your property
responsible for the costs of any damages must be safe, healthy and free from things that
incurred at the end of the tenancy or required to could cause serious harm. If not, you can take
pay an excess on any claim for damages or your landlord to court. For more information,
unpaid rent. It is strongly advised to always see the Homes (Fitness for Human Habitation)
check the terms and conditions and to see if it is Act 2018 guide for tenants. You should also
regulated by the Financial Conduct Authority. check whether your tenancy agreement
excuses you from paying rent if the building
■ Length of tenancy. There is usually a fixed becomes unfit to live in due to, for example, a
period of six or 12 months. If you want more fire or flood.
security, it may be worth asking whether the
landlord is willing to agree to a longer fixed ■ Flood risk. Your area may be at risk of flooding.
period. Alternatively, you may be offered a Check the long-term flood risk to find out.
weekly or monthly assured shorthold tenancy
which does not last for a fixed period. Even
with those tenancies, the landlord must allow
you to stay for a minimum of six months.
Check who your landlord is Permitted fees
Make sure you have the name of your The government’s guidance on the Tenant
landlord and an address in England or Wales Fees Act contains information about the fees
where you can serve them notices in writing. that letting agents and landlords are
Landlords are obliged to provide you with this prohibited to charge tenants, as well as the
information and the rent is not ‘lawfully due’ fees that are permitted.
until they do so. Permitted fees are as follows:
If the property is a flat, ask whether the £ rent
landlord is the owner or leaseholder of the flat,
and ask whether the freeholder – for example, £ a refundable tenancy deposit capped at
the owner of the block – has agreed to the flat no more than five weeks’ rent where the
being let out. If the landlord has a mortgage, total annual rent is less than £50,000, or
ask whether the mortgage company has six weeks’ rent where the total annual rent
agreed to the letting. The landlord may not is £50,000 or above
need the freeholder’s consent but if there is a
£ a refundable holding deposit (to reserve a
mortgage, the lender’s consent will always be
property) capped at no more than one
needed. Be aware that you may have to leave
week’s rent
the property if the landlord does not keep up
the mortgage payments. £ payments associated with early
If the property is a house, ask whether the termination of the tenancy, when
landlord is the owner, whether the landlord requested by the tenant
has a mortgage and whether the mortgage £ payments capped at £50 (or reasonably
company has agreed to the letting. You may incurred costs, if higher) for the variation,
have to leave the property if the landlord does assignment or novation of a tenancy
not keep up the mortgage payments.
£ payments for utilities, communication
If the landlord is not the property owner and
services, TV licence and council tax
they claim to be a tenant, a family member or
a friend, be very cautious as it could be an £ a default fee for late payment of rent and
unlawful sub-letting. replacement of a lost key/security device
giving access to the housing, where
required under a tenancy agreement
All other fees, including the following,
are banned:
£ viewing fees – any charge for viewing

the property
£ tenancy set-up fees – any charge for

setting up the tenancy or contracts
£ check out fees – any charge for leaving

the property
£ third party fees – any charge for actions

done by someone other than the landlord
or tenant but that the landlord must pay for
Licensing requirements
Houses in multiple occupation Selective licensing
Houses in multiple occupation are usually Some single-family dwellings may also need
properties where three or more unrelated to be licensed. Check with your local council
people share facilities such as a kitchen whether the house is within a selective
or bathroom. licensing scheme area. Selective licensing
requires all landlords of privately rented
Some houses in multiple occupation must be housing in a designated area to obtain a
licensed. Check that your landlord has the licence for each individual property. It gives
correct licence. There are extra requirements the local council powers to inspect properties
for landlords of houses in multiple occupation and enforce standards to address specific
whether they need a licence or not. Go to property issues.
GOV.UK/private-renting/houses-in-multiple-
occupation for more information.
3. When you’ve found a place

Check the paperwork Things the landlord must provide
■ Tenancy agreement. Make sure you have a you with
written tenancy agreement and read it ■ A copy of the guide, ‘How to rent: the
carefully to understand your rights and checklist for renting in England’, either as a
responsibilities before you sign it. The landlord hard copy or, with your agreement, via email as
or agent usually provides one, but you can ask a PDF attachment.
them to consider using a different version
instead. The government has published a ■ A gas safety certificate before you occupy
model tenancy agreement which can be the property. They must also give you a copy of
downloaded for free. If you have any concerns the new certificate after each annual gas safety
about the agreement, seek advice before you check, if there is a gas installation or appliance.
sign. If you are unhappy with the tenancy
■ Deposit paperwork. If you have provided a
agreement, the Tenant Fees Act allows
deposit, the landlord must protect it in a
tenants to walk away from unfair terms
government-approved scheme within 30 days
without forfeiting the holding deposit.
and give you prescribed information about it.
■ Inventory. Agree an inventory (or check-in Make sure you get the official information from
report) with your landlord before you move in your landlord, and that you understand how to
and, as an extra safeguard, make sure that you get your money back at the end of the tenancy.
take photos. This will make things easier if there Keep this information safe as you will need it later.
is a dispute about the deposit at the end of the
■ The energy performance certificate, which
tenancy. If you are happy with the inventory,
contains the energy performance rating of the
sign it and keep a copy. From 1 June 2019,
property you are renting, free of charge at the
landlords or letting agents cannot charge
onset of your tenancy. As of April 2020, all
certain fees. See the government’s guidance
privately rented properties must have an energy
on the Tenant Fees Act for more information.
performance rating of E or above (unless a valid
■ Meter readings. Remember to take meter exemption applies) before being let out. You
readings when you move in. Take a photo can also search online for the energy
showing the meter reading and the date and performance certificate and check its rating.
time, if possible. This will help make sure you
■ A report that shows the condition of the
don’t pay for the previous tenant’s bills.
property’s electrical installations. The landlord
■ Contact details. Make sure that you have the also has to give this to the local council if they ask
correct contact details for the landlord or for it. The electrical wiring, sockets, consumer
agent, including a telephone number you can units (fuse boxes) and other fixed electrical parts
use in case of an emergency. You are legally in rented homes must be inspected and tested
entitled to know the name and address of every five years, or more often if the inspector
your landlord. thinks necessary. Throughout the whole time a
tenant is living at the property, national electrical
■ Code of practice. Ask whether your landlord safety standards must be met.
or agent has signed a code of practice, which
may give you additional assurance about their ■ Evidence that smoke and carbon monoxide
conduct and practices. alarms are in working order at the start of
the tenancy. Tenants should then regularly
check they are working.
Check if the property is suitable

for your needs if you are disabled
■ Accessibility. If you are disabled or have a
long-term condition, you can request
reasonable adjustments from your landlord or
agent. This could include changes to the
terms of your agreement, or home adaptations
and adjustments to common parts of a
building to make your home accessible to you.
Your landlord or agent should respond in a
reasonable timeframe and if they refuse a
request, they should explain why they do not
consider it reasonable. Your landlord can ask
you to pay for the changes you asked for.
However, you can check to see if you are
eligible and apply for a Disabled Facilities
Grant to help with the cost of adaptations.
Your landlord can also apply for funding on
your behalf.
4. Living in your rented home

Things the tenant must do Things the tenant should do
■ Pay the rent on time. If your rent is more than ■ Make sure you know how to operate the
14 days late, you could be liable for a default boiler and other appliances and know
fee. This is limited by the Tenant Fees Act to where the stopcock, fuse box and any meters
interest on the outstanding amount, capped at are located.
3% above Bank of England base rates. The
landlord or agent cannot charge any other ■ Regularly test your smoke alarms and carbon
fees. For more information, please read the monoxide detectors – at least once a month.
government’s guidance on the Tenant Fees ■ Report any need for repairs to your landlord.
Act. Further, you could lose your home Failure to report the need for repairs could be a
because you have breached your tenancy breach of your tenancy agreement. In extreme
agreement. If you have problems, GOV.UK has circumstances there may be a risk to your
links to further advice on rent arrears. Also deposit if a minor repair turns into a major
check out these practical steps for paying your problem because you did not report it.
rent on time.
■ Consider obtaining insurance for your contents
■ Pay any other bills that you are responsible and belongings. The landlord will usually have
for on time, such as council tax, gas, electricity insurance for the property but it will not cover
and water bills. If you pay the gas or electricity anything that belongs to you. If your area is at
bills, you can choose your own energy supplier. risk of flooding, make sure your insurance
■ Look after the property. Get your landlord’s covers this.
permission before attempting repairs or ■ Consider having smart meters installed. Smart
decorating. It’s worth getting contents meters can help you keep an eye on your
insurance to cover your possessions too, energy bills and make changes to save money.
because the landlord’s insurance won’t cover If the energy bills are in your name or you
your things. prepay for your energy, you can choose to
■ Be considerate to the neighbours. Anti- have smart meters installed, though you
social behaviour may be a reason for your should check your tenancy agreement first
landlord to evict you. and let your landlord know. If your tenancy
agreement says you need your landlord’s
■ Don’t take in a lodger or sub-let without permission to alter metering at your property,
checking whether you need permission from they should not unreasonably prevent it.
your landlord. Smart Energy GB has independent
information about the benefits of smart meters
for tenants and how to ask your supplier for
the installation. If your landlord pays the
energy bills, you can ask them to have smart
meters installed.
■ Register to vote at your new address.
Things the landlord must do ■ Get a licence for the property if it is a

licensable property.
■ Maintain the structure and exterior of
the property. ■ Ensure the property is at a minimum of
energy efficiency band E (unless a valid
■ Ensure the property is free from serious exemption applies).
hazards throughout your tenancy.
■ Carry out a Right to Rent check.
■ Fit smoke alarms on every floor and carbon
monoxide alarms in rooms with fixed
combustion appliances such as boilers, and Things the landlord should do
make sure they are working at the start of your ■ Insure the building to cover the costs of any
tenancy. If they are not there, ask your landlord damage from flood or fire.
to install them.
■ Check regularly to ensure that all products,
■ Deal with any problems with the water, fixtures and fittings are safe and that there
electricity and gas supply. haven’t been any product recalls. Help is
■ Maintain any appliances and furniture they available at the Royal Society for the
have supplied. Prevention of Accidents, the Chartered Trading
Standards Institute and the Child Accident
■ Carry out most repairs. If something is not Prevention Trust.
working, report it to your landlord or agent as
soon as you can. ■ Ensure blinds are safe by design and they do
not have looped cords to prevent accidents.
■ Arrange an annual gas safety check by a This is especially important in a child’s
Gas Safe engineer (where there are any bedroom. More information can be found on
gas appliances). the Royal Society for the Prevention of
Accidents’ website.
■ Arrange an electrical safety check by a
qualified and competent person every five
years (this applies to new tenancies from 1 July
2020 and existing tenancies from 1 April 2021).
■ Consider requests for reasonable adjustments
from tenants who have a disability or long-term
condition. Reasonable adjustments could
include changes to the terms of your tenancy or
allowing adaptations or adjustments to your
home or common parts of the building.
Landlords (or agents) must respond to your
request in a reasonable timeframe. If they refuse
a request they must explain why. Foundations
can offer advice on getting home adaptations.
■ Seek your permission to access your home
and give at least 24 hours’ notice of proposed
visits for things like repairs. Those visits should
take place at reasonable times – neither the
landlord nor the letting agent is entitled to enter
your home without your express permission.
5. At the end of the fixed period

If you want to stay If you or the landlord want to end
If you want to extend your tenancy after any the tenancy
initial fixed period, there are a number of The government has announced that it plans
important issues to consider. Check Shelter’s to put an end to ‘no fault’ section 21 evictions
website for advice. by changing existing legislation. Landlords
Do you want to sign up to a new fixed term? will still be able to issue you with a section 21
notice until new legislation comes into effect.
If not, you will be on a ‘rolling periodic tenancy’.
If you receive a section 21 notice from your
This means you carry on as before but with no
landlord, seek advice from Shelter or Citizens
fixed term. Your tenancy agreement should say
Advice. If you are eligible for legal aid, you can
how much notice you must give the landlord if you
also contact Civil Legal Advice for free and
want to leave the property – one month’s notice is
confidential advice.
typical. Shelter publishes advice on how you can
end your tenancy.
Your landlord might want to increase your rent There are things that both landlords and tenants
must do at the end of the tenancy.
Your landlord can increase your rent by agreement,
or as set out in your tenancy agreement, or by Giving notice
serving you with a notice proposing a new rent. It is a legal requirement for landlords to give you
proper notice if they want you to leave. Normally,
If your landlord has served you with a notice the landlord must allow any fixed period of the
proposing a new rent, you can make an application tenancy to expire and they must give you the
to challenge the proposed rent in the tribunal. correct period of notice, which varies depending
on the type of tenancy and the reason they want
The deposit cap introduced by the Tenant you to leave.
Fees Act 2019 means you may be entitled to If you have been served with a notice that your
a partial refund of your tenancy deposit. The landlord wants you to leave, you should read it at
government’s guidance on the Tenant Fees once. The notice should contain helpful
Act explains whether this affects you. information. Acting on it straight away may, in
certain circumstances, allow you to keep your
home. If you are unsure how to respond or worried
that you will become homeless, you should
access advice and support as soon as possible
– for example, through contacting Citizens Advice
or Shelter, who can provide free, expert advice on
your individual circumstances. If you are eligible for
legal aid, you can also contact Civil Legal Advice
for free and confidential advice.
If you do not leave at the end of the notice period, Bills

your landlord will need to apply for a court order to Do not leave bills unpaid. This might have an
evict you, and must arrange for a warrant of impact on your references and credit rating.
possession to be executed by bailiffs if you remain
in your home after the date given in the order. Clear up
However, if you seek advice and support as early Remove all your possessions, clean the house,
as possible, it is more likely that you will be able to dispose of rubbish and take meter readings. Try to
resolve any issues and remain in your home. leave the property in the same condition that you
found it in. Check this against your copy of the
For more information about your rights and inventory and take photos that show how you
responsibilities when your landlord wants you to have left the property.
leave your home, see ‘Understanding the
possession action process: A guide for private Dispose of any unwanted furniture via a local
residential tenants in England and Wales’. collection service.
If you want to end the tenancy Return the keys
Your tenancy agreement should say how much Return all sets of keys that were provided. If you
notice you must give the landlord if you want to do not, the landlord may charge you for changing
leave the property. One month’s notice is typical, the locks.
and you must give it in writing. Make sure you keep
Inspection
a copy of the document and a record of when it
was sent. Please see the ‘If things go wrong’ Try to be present when the property is inspected
section below if you want to leave sooner than the to check whether any of the tenancy deposit
notice period set out in the tenancy agreement. should be deducted to cover damage. If you do
not agree with proposed deductions, contact the
Rent relevant deposit protection scheme.
Make sure that your rent payments are up to date.
Do not keep back rent because you think that it
will be taken out of the deposit.
6. If things go wrong
Most problems can be resolved quickly and easily ■ If the property is in an unsafe condition and
by talking to your landlord or letting agent. your landlord won’t repair it, contact your local
council. They have powers to make landlords
There are often legal protections in place for the deal with serious health and safety hazards.
most common problems that you may experience You can also report this to your local Trading
during the tenancy. The following links will tell you Standards office.
what they are or where to look for help.
■ You may be able to take your landlord to court
■ If you have a complaint about a letting agent’s yourself if you think the property is not fit for
service and they don’t resolve your complaint, habitation, under the Homes (Fitness for
you can complain to an independent redress Human Habitation) Act 2018. The court can
scheme. Letting agents must be members of a make the landlord carry out repairs and pay
government-approved redress scheme. you compensation. You may also be able to
■ If you want to leave the property within the take your landlord to court if they do not carry
fixed term or more quickly than permitted in the out some repairs. For more information, please
tenancy agreement, you should discuss this see Shelter’s advice on section 11 of the
with your landlord. If your landlord or Landlord and Tenant Act 1985.
letting agent agrees to end the tenancy early, ■ If you have a serious complaint about the
you should make sure that this is clearly set property and your local council has sent a
out in writing and that you return all your sets notice to the landlord telling them to make
of keys. If you do not, your landlord may make repairs, your landlord may not be able to evict
a court claim against you to gain possession you with a section 21 notice (no-fault eviction)
of the property. for six months after the council’s notice. You
■ You could be charged if you want to end the can still be evicted with a section 8 notice if you
tenancy early, although this fee must not break the terms of your tenancy.
exceed the loss incurred by the landlord or the ■ Failure to comply with a statutory notice is an
reasonable costs to your letting agent if you are offence. Depending on the notice, local
renting through them. Unless or until a suitable councils may prosecute or fine the landlord up
replacement tenant is found, you will be liable to £30,000. Local councils have powers to
for rent until your fixed-term agreement has apply for banning orders which prevent
ended or, in the case of a statutory periodic landlords or property agents from managing or
tenancy, until the required notice period under letting out property if they are convicted of
your tenancy agreement has expired. The certain offences. If a landlord or property agent
government’s guidance on the Tenant Fees receives a banning order, they will be added to
Act contains more information. the Database of Rogue Landlords and
■ If you are having financial problems or are Property Agents. There is a specific process
falling into rent arrears, speak to your landlord for banning order offences.
as they may be helpful and are likely to be
more sympathetic if you talk to them early on.
Should you need further help, contact your
local council, Citizens Advice or Shelter as
soon as possible. If you are eligible for legal
aid, you can also contact Civil Legal Advice
for free and confidential advice. Also check
out these practical steps for managing your
rent payments.
■ If a landlord or letting agent charges you a Protection from eviction

prohibited payment (a banned fee according
to the Tenant Fees Act 2019) or unlawfully Landlords must follow strict procedures if they
keeps a holding deposit, they could be liable want you to leave your home. They may be guilty
for a fine of up to £5,000. If there are multiple of harassing or illegally evicting you if they do not
breaches, they could be liable for a fine of up follow the correct procedures.
to £30,000 as an alternative to prosecution. Landlords must provide you with the correct
Local councils are responsible for issuing notice period and they can only legally remove you
these fines. Landlords or letting agents cannot from your home by obtaining a court order for
rely on giving notice under section 21 to possession and arranging for a warrant to be
obtain a possession order if they have not executed by court bailiffs. See ‘Understanding the
repaid any unlawful fees or deposits they have possession action process: A guide for private
charged under the terms of the Tenant Fees residential tenants in England and Wales’.
Act. Tenants are also able to make an
application to the tribunal to recover a
prohibited payment, which can order a
landlord or agent to repay a payment which Rent repayment orders
has been charged unlawfully. The
government’s guidance on the Tenant Fees Rent repayment orders require a landlord to
Act contains more information. repay a specified amount of rent to a tenant
■ If your landlord is making unannounced visits and/or a local council, where there has been
or harassing you, contact your local council. If an illegal eviction or failure to licence a
more urgent, dial 999. property that requires licensing.
■ If you are being forced out illegally, contact Rent repayment orders also cover breach of a
your local council. Shelter and Civil Legal banning order or failure to comply with certain
Advice may also be able to help you. If your statutory notices. Where a rent repayment
landlord wants you to leave the property, they order is made, local councils may keep the
must notify you in writing, with the right money if the tenant’s rent was paid by state
amount of notice. You can only be legally benefits. Where a tenant has paid rent
removed from the property if your landlord has themselves, the money is returned to them. If
a court order for possession and a warrant is benefits covered part of the rent, the amount
executed by court bailiffs. is paid back pro-rata to the local council and
the tenant.
■ If you live with your partner and you separate,
you may have the right to carry on living in More information on how to apply for a rent
your home. repayment order is available on GOV.UK.
■ If you are concerned about finding another
place to live, contact the housing department
If you are reading a print version of this guide and
of your local council straight away. Depending
need more information on the links, please
on your circumstances, they may have a legal
contact us on 0303 444 0000 or at 2 Marsham
duty to help you find accommodation and
Street, London, SW1P 4DF.
they can also provide advice. The local council
should not wait until you are evicted before
taking action to help you.
7. Further sources of information

Read further information about landlord and Homes (Fitness for Human
tenant rights and responsibilities.
Habitation) Act 2018
Read the government’s guidance on the Tenant
Fees Act. This includes:
Guide for tenants
■ what the Tenant Fees Act covers
■ when it applies and how it will affect you
Help and advice
■ helpful questions and answers
£ Citizens Advice – free, independent,

confidential and impartial advice to
Tenancy deposit protection everyone on their rights and
schemes responsibilities
£ Shelter – housing and homelessness

Your landlord must protect your deposit with a charity who offer advice and support
government-backed tenancy deposit scheme.
£ Crisis – advice and support for people
£ Deposit Protection Service who are homeless or facing
£ MyDeposits homelessness
£ Tenancy Deposit Scheme £ Your local council – to make a complaint

about your landlord or the condition of
your property
Client money protection £ Redress schemes – to make a complaint

about your letting agent
schemes
£ MoneyHelper – free and impartial
Your agent must protect money such as rent money advice
payments through membership of a
government-approved client money £ The Law Society – to find a lawyer
protection scheme.
£ Gas Safe Register – for help and advice on
gas safety issues
Letting agent redress schemes £ Electrical Safety First – for help and advice
on electrical safety issues
Every letting agent must belong to a £ Foundations – a national organisation that

government-approved redress scheme. Use can provide advice and help disabled
the links below to find out which scheme your people apply for funding to make
agent belongs to. adaptations to their home
£ The Property Ombudsman £ Smart Energy GB – for help and advice

on installing a smart meter and tips on
£ Property Redress Scheme energy efficiency
Also in this series

The government’s ‘How to rent a safe home’
guide helps current and prospective tenants
ensure that a rented property is safe to live in.
The government’s ‘How to let’ guide provides
information for landlords and property agents
about their rights and responsibilities when
letting out property.
The government’s ‘How to lease’ guide helps
current and prospective leaseholders
understand their rights and responsibilities.
The government’s ‘How to buy a home’ guide
provides information to home buyers.
The government’s ‘How to sell a home’ guide
provides information to those looking to sell
their home.
pp SR PR CD
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Document Name: How to rent leaflet March 2023
Date Created: 30/06/2023 16:03:32 GMT
Date Modified: 30/06/2023 16:44:48 GMT
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Your TDS guide to:
What is the
Tenancy
Deposit
Scheme?
An advisory leaflet for landlords and tenants
TDS Scheme Leaflet. 6th Edition, Revised April 2018
Rebranded 2017 © TDS
There is a printer-friendly version of this leaflet on our website.

This leaflet
deals with the
Insured scheme
only. There
is a separate
leaflet for TDS
Custodial.
pp SR 01 PR CD
Contents
What is TDS? 03
What is tenancy deposit protection? 03
What does tenancy deposit protection mean? 04
What are the legal requirements? 05
What if the landlord or agent does not comply? 06
Is my deposit protected? 07
What happens to the deposit after
the landlord or agent receives it? 08
What happens at the end of the tenancy? 08
If there is a dispute, what happens to the deposit? 09
How are disputes resolved? 10
What if the landlord or tenant can’t be
contacted at the end of the tenancy? 11
Is adjudication better than going to court? 12
What can TDS deal with? 13
How much does it cost? 13
Who can join the Tenancy Deposit Scheme? 13
Our guarantee of impartiality 14
Data protection 15
02
What is TDS?
The Dispute Service Ltd operates two tenancy deposit protection
schemes, authorised by the government: Insured and Custodial.
This leaflet deals with the Insured scheme only. There is a separate
leaflet for TDS Custodial.
TDS has two main roles:

l To protect deposits; l To help resolve disputes about deposits.
What is tenancy
deposit protection?
Tenancy deposit protection applies Most residential tenancies in the
to all deposits for assured shorthold private rented sector are assured
tenancies that started in England or shorthold tenancies, with some
Wales on or after 6 April 2007. exceptions. For example, a tenancy
cannot be an assured shorthold
tenancy if:
By law, a landlord l t he tenant is a company;
or agent who
l the rent is more than £100,000
receives a deposit
a year;
for such a tenancy
must protect l the tenancy is for a holiday let; or
the deposit. l a university or college rents the
accommodation to its students.
al S te .
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C et a s em
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Th ure
03
s
In
What does tenancy
deposit protection mean?
l rotecting a tenant’s deposit with a government-authorised scheme such as TDS;

P
l Providing the tenant with prescribed information about where their deposit is
being protected and how it will be managed.
Tenancy deposit protection schemes can be one of two kinds:
Custodial – this is where the scheme itself holds

the deposit during the tenancy.
Insurance backed – this is where the landlord or agent

holds the deposit during the tenancy, but must give it to the
scheme at the end of the tenancy if there is a dispute. The
scheme is insured because this guarantees that the tenants
will always get the money back to which they are entitled.
Each tenancy deposit scheme

has its own rules setting out in
detail how it operates.
The TDS Rules are available

from the TDS website and
on request.
04
What are the
legal requirements?
These are contained in sections 212 to 215 of, and Schedule 10 to, the
Housing Act 2004 (as amended). Tenancy deposit protection applies
to money received by a landlord or agent that is meant to be held as
security in case a tenant does not comply with their obligations.
The landlord or agent must comply with the initial

requirements of an authorised tenancy deposit protection
scheme within 30 days of receiving the deposit.
To protect a deposit with TDS, The landlord or agent must also specify
the landlord or agent needs to: which tenancy agreement clauses say
l belong to the scheme; how the deposit can be used.
l register the deposit on the Tenants must be given the opportunity to:
TDS tenancy database;
l check any document the
l pay a membership subscription landlord provides containing
or deposit protection charge. prescribed information; and
A TDS Member (landlord or agent) l sign it to confirm the information
must also give the tenant ‘prescribed is accurate.
information’. The information is set
out in the Housing (Tenancy Deposits
(Prescribed Information) Order 2007. It
must also be given to anyone who paid
the deposit on the tenant’s behalf.
The prescribed information includes:

l the contact details of the landlord
and tenant
l the rented property’s address
l the deposit amount
al S te .
di D ra ly
to r T a on
l this leaflet.
us fo ep e
C et a s em
afl s h
le e i sc
.
er d
Th ure
05
s
In
What if the landlord or
agent does not comply?
A landlord or agent should protect the deposit in an authorised

scheme and provide the tenant (and any sponsor) with the
prescribed information within 30 days of receiving the deposit.
If they don’t do so, then the tenant (or can only serve such a ‘section 21
the person who paid the deposit) can notice’ after the deposit has been
take the landlord or agent to court. The repaid or after any court case about
court can order the landlord or agent the deposit has ended.
to protect the deposit or repay it to
the tenant. The court can also order A landlord who has not given the
the landlord or agent to pay the tenant tenant prescribed information within
compensation of between one and 30 days must not issue a section 21
three times the deposit’s value. notice until the prescribed information
has been given. If this takes place
A landlord who has not correctly more than 30 days after the landlord
protected a deposit cannot serve a or agent received the deposit, the
notice to end the tenancy and regain tenant can still apply to court for
possession of it under section 21 of compensation of between one and
the Housing Act 1988. The landlord three times the deposit’s value.
TDS cannot award compensation

to tenants if a landlord or agent fails
to comply with the law relating to
tenancy deposit protection. This can
only be dealt with by the courts.
06
Is my deposit protected?
Tenants can check if their deposit
is registered with TDS by visiting
www.tenancydepositscheme.com
If tenants have received a Tenancy

Deposit Protection Certificate, they
should enter the code number from that
certificate. Alternatively they can enter
their surname, the deposit amount, the
tenancy postcode, and the date their
tenancy started.
If a member informs TDS that the

protection of a deposit should be
ended, TDS will make reasonable
efforts to inform the tenant before
ending the protection.
If the tenancy has not ended, the

tenant (or one of the joint tenants)
can object to the ending of deposit
protection by phoning the TDS
customer contact center.
If the tenancy has ended and the tenant

is not satisfied with the proposed split
of the deposit, then the tenant can ask
TDS to resolve the dispute within three
months after the end of the tenancy.
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What happens to the
deposit after the landlord
or agent receives it?
The landlord or the agent will hold the deposit during the tenancy.
The tenancy agreement should state who receives any interest
it makes.
What happens
to the deposit
at the end of
the tenancy?
If there is no dispute about the return of the deposit at the end of the tenancy,
the landlord or agent must pay the deposit to the tenant without delay, less any
deductions that the tenant has agreed.
Who raises a dispute if there is no agreement about the deposit return?

If there is a dispute about the return of the deposit or about proposed
deductions, the parties should try to reach agreement without delay. Most
disputes are resolved informally in this way. But if the deposit has not been
returned to the tenant within 10 days of the tenant asking for it, the Housing Act
2004 allows the tenant to ask TDS to resolve the dispute.
08
If there is a dispute, what
happens to the deposit?
The landlord or agent can take a payment from the deposit if:
l both landlord and tenant have agreed; or
l the court has ordered the deposit to be paid; or
l TDS directs to send the money to TDS.
Once TDS has been asked to resolve a deposit dispute, the

landlord or the agent must send the disputed amount to TDS.
By this time, the landlord or agent should have paid the tenant
any part of the deposit that is not an agreed deduction or
in dispute.
If whoever is holding the deposit does not send

the disputed deposit amount to TDS, TDS will take
legal action to recover it. This will not delay TDS in
resolving the dispute.
If the deposit holder cannot pay the disputed

amount, for example because it has become
insolvent, TDS will arrange the adjudication, pay
the tenant the amount awarded by the adjudicator
and make a claim to its insurers.
After a sufficient time has elapsed after a TDS

adjudication decision (usually at least 6 years), TDS
may (at its discretion) donate to the TDS Charitable
Foundation any deposit amount received by TDS
which has not been claimed by an absentee or
their representative. If a valid claim for that deposit
amount is subsequently made, TDS will meet that
claim from its own resources.
The law requires TDS to guarantee only that the

tenant receives the amount they are entitled to.
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How are disputes resolved?1
The tenant will ask TDS to resolve the dispute by going online at
www.tenancydepositscheme.com and completing a Dispute Application Form
giving details of the dispute.
The deposit holder must then send the disputed amount to TDS. TDS will copy
the dispute details to the agent or landlord who is to respond to the dispute and
give them 10 working days to do so. The agent or landlord will need to confirm
that they want TDS to resolve the dispute, and send in their evidence. After this
the tenant will also be given 10 working days to respond to the agent’s/landlord’s
evidence, and send in any evidence that they also wish the adjudicator to consider.
If all the parties agree to TDS resolving the dispute, TDS will appoint an impartial
adjudicator to make a binding decision, normally within 28 days of receiving the
parties’ consent to resolving the dispute and receiving the evidence they wish to be
considered. If landlords and agents do not reply, they are treated as consenting to
TDS resolving the dispute. In all these cases, the adjudicator will normally make a
decision within 28 days after the deadline for receipt of evidence.
Within a further 10 days or less of the adjudicator’s decision, TDS will pay the
amount due to each party.
The adjudicator’s decision will be based on the evidence sent to TDS – there will
be no hearing or visit to the property.
The adjudicator’s decision is final. There is no right of appeal to TDS or to the

government department in charge of the tenancy deposit protection schemes.
Further details are set out in The Tenancy Deposit Scheme Rules
for the Independent Resolution of Tenancy Deposit Disputes at
1 If a Letting Agent or Landlord is using TDS DIRECT only the tenant can raise a dispute. Agents and landlords cannot
raise a dispute if they are using TDS DIRECT. TDS may at its discretion allow an agent or landlord to raise a dispute, where
this has been agreed in advance as part of that agent or landlord’s membership of the scheme. Where this is the case, the
agent/landlord will send in their evidence at the same time as completing a Dispute Application Form giving details of the
dispute. After this the tenant will be given 10 working days to respond to the agent’s/landlord’s evidence, confirm that they
want TDS to resolve the dispute, and send in any evidence that they also wish the adjudicator to consider.
10
What if the landlord or
tenant can’t be contacted
at the end of the tenancy?
TDS cannot resolve a dispute if it cannot contact the parties to get their
consent to TDS being involved. In these circumstances, the deposit holder
must do the following:
ssess any damage, rent arrears and any other likely deductions from
a
1 the deposit as they would normally do;
s plit the deposit, pay the party who is present the appropriate amount,
2 and transfer the amount due to the absent tenant/landlord to a suitably
chosen ‘Client suspense (bank) account’;
3 ake a formal record of all actions taken, supported by

m
appropriate documentation.
After enough time (usually at least six years) has passed from the last contact
from the absent tenant/landlord, the deposit holder may then donate the absent
party’s share to a suitable registered charity – subject to a binding promise from
the deposit holder that it would immediately pay from its own pocket any valid
claim it later received from the beneficial or legal owner.
If the absent tenant/landlord returns within that time and seeks to dispute the
allocation of the deposit, TDS may offer to adjudicate.
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Is adjudication better
than going to court?
Deposit disputes need to be resolved quickly and cheaply. Tenants

usually need the money as a deposit on their next property, and
landlords need to know how much will be available to spend on
things like redecoration, damage or repairs.
Going to court takes time and can Sometimes landlords or tenants prefer
be expensive and stressful. to go to court. It might be better
for a landlord to go to court if they
If TDS protects a deposit and the have a big claim that is well above
dispute goes to court, the disputed the deposit. It might be better for a
amount must be sent to TDS. TDS will tenant to go to court if they have a
distribute the deposit once it receives counterclaim – say if they had to pay
a final court order showing what is to for boiler repairs because the heating
happen to the deposit. However if a did not work for several weeks. TDS
tenant or landlord does not take their cannot deal with counterclaims.
dispute to the County Court within 6
months of refusing consent for TDS Where TDS cannot accept a dispute
to resolve the dispute, TDS may at its for adjudication, TDS will notify any
discretion return the disputed deposit other party to the dispute that this
it is holding to the other party who did has happened. The other party to the
not refuse consent. dispute may then choose to go to
court or rely on the agent’s judgment
TDS can only resolve a dispute if the if the agent is holding the deposit.
deposit has been registered with TDS.
If a deposit has not been registered,
the parties will have to go to court if
they cannot agree a settlement.
12
What can TDS deal with?
Using the TDS dispute resolution TDS cannot deal with disputes between
service is not compulsory. If either the individual tenants, or between landlords
landlord or tenant does not agree to use and their agents. TDS does not act as
the service, one of them could choose a regulator and cannot order changes
to go to court. in trading practices, close down
businesses, or prosecute landlords or
TDS can only deal with disputes about agents. However, it does try to raise
the deposit itself, and cannot make standards in the private rented sector
awards that are for more than the by educating tenants, landlords and
disputed deposit. If a larger amount is agents about the cause of disputes and
disputed, you may need to go to court. how to avoid them.
TDS cannot deal with counterclaims by
tenants – such as a claim for disrepair. If
you are a tenant and you wish to bring a
counterclaim against your landlord, you
will need to go to court.
How much Who can join

does it cost? the Tenancy
Deposit
TDS is funded by the
membership subscriptions and
deposit protection charges that
letting agents and landlords pay.
All these fees are on the TDS Scheme?
website. TDS makes no charge to
tenants for protecting the deposit. The Tenancy Deposit Scheme
There is no charge to landlords, is open to landlords and letting
tenants or agents for having a agents offering residential property
dispute resolved. for rent. They will be asked to
provide relevant information – as
set out in the TDS Rules – to TDS
before it decides whether they can
be accepted as a member, and
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Our guarantee of
impartiality
TDS is overseen by a Board, which is responsible for operating
and financing the business. The Board, and the TDS management,
have no role in resolving disputes and cannot intervene in decisions
about disputes.
The scheme’s Director of Dispute Resolution is responsible for resolving disputes.

The most usual method for resolving a dispute through TDS is to use adjudication
but the scheme may suggest negotiation, mediation or other methods.
Adjudicators work fairly and impartially. All TDS adjudicators belong to the
Chartered Institute of Arbitrators and comply with our Adjudicator Code of
Conduct, which is available on the TDS website.
The adjudicators make decisions without favour,
based on the issues in dispute and the
evidence provided.
TDS publishes breakdowns of

awards in its Annual Reports.
These give an overview of how
awards are split between
tenants, landlords and agents.
You can see the adjudicators’

decision-making guidelines and
some example case studies at
14
Data protection
TDS will not use landlords’ or tenants’
personal data for any purpose except
to operate the scheme (this includes
compiling statistical data) and
resolve disputes.
From time to time, TDS may invite

landlords or tenants to participate
in surveys. If you do not wish to be
contacted for survey purposes, please
inform TDS by letter or email to the
contact details given in this leaflet.
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deposits@tenancydepositscheme.com
0300 037 1000
pp SR 16 PR CD
Document Number: 6d22c5ea-8330-44ab-9cde-cb371aa538f0
Document Name: What-is-the-Tenancy-Deposit-Scheme-scheme-leaflet
Date Created: 30/06/2023 16:03:40 GMT
Initials: 6
Signatures/Initials
Petru-Darius Rostas
Initialed: 30/06/2023 16:15:39 GMT
IP Address: 31.94.64.23
Petru-Darius Rostas
Initialed: 30/06/2023 16:15:39 GMT
IP Address: 31.94.64.23
Initialed: 30/06/2023 16:18:02 GMT
IP Address: 31.94.73.113
Initialed: 30/06/2023 16:18:02 GMT
IP Address: 31.94.73.113
pp Sophie Rice
Initialed: 30/06/2023 16:44:48 GMT
IP Address: 217.155.66.52
pp Sophie Rice
Initialed: 30/06/2023 16:44:48 GMT
IP Address: 217.155.66.52
30/06/2023, 16:02 Energy performance certificate (EPC) – Find an energy certificate – GOV.UK
Energy performance certificate (EPC)
Flat 28 Platinum House Energy rating Valid until: 18 June 2033

42 High Road
South Woodford
E18 2RG C Certificate number: 0340-2861-0060-2397-0555
Property type Top-floor flat
Total floor area 35 square metres
Rules on letting this property
Properties can be let if they have an energy rating from A to E.
You can read guidance for landlords on the regulations and exemptions
(https://www.gov.uk/guidance/domestic-private-rented-property-minimum-energy-efficiency-standard-landlord-
guidance).
Energy rating and score The graph shows this property’s current and
potential energy rating.
This property’s current energy rating is C. It has
the potential to be B. Properties get a rating from A (best) to G
(worst) and a score. The better the rating and
score, the lower your energy bills are likely to be.
See how to improve this property’s energy
efficiency.
For properties in England and Wales:
Score Energy rating Current Potential
the average energy rating is D
92+ A the average energy score is 60
81-91 B 81 B
69-80 C 74 C
55-68 D
39-54 E
21-38 F
1-20 G
pp SR PR CD
https://find-energy-certificate.service.gov.uk/energy-certificate/0340-2861-0060-2397-0555?print=true 1/4
Breakdown of property’s energy performance
Features in this property

Features get a rating from very good to very poor, based on how energy efficient they are. Ratings are not
based on how well features work or their condition.
Assumed ratings are based on the property's age and type. They are used for features the assessor could
not inspect.
Feature Description Rating
Wall Timber frame, as built, insulated (assumed) Very good

Wall System built, as built, insulated (assumed) Very good
Roof Flat, insulated (assumed) Good
Window Fully double glazed Good
Main heating Room heaters, electric Very poor
Main heating control Programmer and appliance thermostats Good
Hot water Electric immersion, off-peak Poor
Lighting Low energy lighting in all fixed outlets Very good
Floor (another dwelling below) N/A
Secondary heating None N/A
Primary energy use

The primary energy use for this property per year is 258 kilowatt hours per square metre (kWh/m2).
How this affects your energy bills
An average household would need to spend £799 per year on heating, hot water and lighting in this
property. These costs usually make up the majority of your energy bills.
You could save £291 per year if you complete the suggested steps for improving this property’s energy
rating.
This is based on average costs in 2023 when this EPC was created. People living at the property may
use different amounts of energy for heating, hot water and lighting.
Heating this property

Estimated energy needed in this property is:
1,310 kWh per year for heating

1,447 kWh per year for hot water
Impact on the environment This property produces 1.5 tonnes of CO2
This property’s current environmental impact

rating is C. It has the potential to be C. This property’s potential 1.5 tonnes of CO2
production
Properties get a rating from A (best) to G (worst)
on how much carbon dioxide (CO2) they
produce each year. CO2 harms the environment. You could improve this property’s CO2
emissions by making the suggested changes.
This will help to protect the environment.
Carbon emissions
These ratings are based on assumptions about
An average household 6 tonnes of CO2 average occupancy and energy use. People
produces
living at the property may use different amounts
of energy.
Changes you could make
Step Typical installation cost Typical yearly saving
1. High heat retention storage heaters £800 - £1,200 £291
Help paying for energy improvements

You might be able to get a grant from the Boiler Upgrade Scheme (https://www.gov.uk/apply-boiler-upgrade-
scheme). This will help you buy a more efficient, low carbon heating system for this property.
More ways to save energy

Find ways to save energy in your home by visiting www.gov.uk/improve-energy-efficiency.
Who to contact about this certificate
Contacting the assessor

If you’re unhappy about your property’s energy assessment or certificate, you can complain to the
assessor who created it.
Assessor’s name Mark Exley

Telephone 07967 671 120
Email mark@forestepc.co.uk
Contacting the accreditation scheme

If you're still unhappy after contacting the assessor, you should contact the assessor’s accreditation
scheme.
Accreditation scheme Elmhurst Energy Systems Ltd

Assessor’s ID EES/015169
Telephone 01455 883 250
Email enquiries@elmhurstenergy.co.uk
About this assessment

Assessor’s declaration No related party
Date of assessment 19 June 2023
Date of certificate 19 June 2023
Type of assessment RdSAP
pp SR PR CD
Document Number: 63b7086d-323f-4c13-b985-d99aeb78c484
Document Name: EPC
Date Created: 30/06/2023 16:03:13 GMT
Initials: 6
Signatures/Initials
Petru-Darius Rostas
Initialed: 30/06/2023 16:15:39 GMT
IP Address: 31.94.64.23
Petru-Darius Rostas
Initialed: 30/06/2023 16:15:39 GMT
IP Address: 31.94.64.23
Initialed: 30/06/2023 16:18:02 GMT
IP Address: 31.94.73.113
Initialed: 30/06/2023 16:18:02 GMT
IP Address: 31.94.73.113
pp Sophie Rice
Initialed: 30/06/2023 16:44:48 GMT
IP Address: 217.155.66.52
pp Sophie Rice
Initialed: 30/06/2023 16:44:48 GMT
IP Address: 217.155.66.52
Electrical Certificate Installation/Modification
Requirements for Electrical Installations - BS 7671:2018
(IET Wiring Regulations 18th Edition)
Information for recipients:

This safety Certificate has been issued to The Construction (Design and Management)
confirm that the electrical installation work Regulations require that, for a project covered
to which it relates has been designed, by those regulations, a copy of this certificate,
constructed, inspected and tested in together with schedules, is included in the
accordance with BS 7671 project health and safety document.
(the IET Wiring Regulations).
For safety reasons, the electrical installation
You should have received an original will need to be re-inspected at appropriate
Certificate and the contractor should have intervals by a skilled person or persons,
retained a duplicate. competent in such work. The maximum time
interval recommended before the next
If you were the person ordering this work, inspection is stated on Page 2 under "NEXT
but not the owner of the installation, you INSPECTION".
should pass this Certificate, or a copy of it,
immediately to the owner. This Certificate is intended to be issued only
The original Certificate is to be retained in a for a new electrical installation or for new
safe place and be shown to any person work associated with an addition or alteration
inspecting or undertaking work on the to an existing installation. It should not have
electrical installation in the been issued for the inspection and testing of
future. an existing electrical installation. An
"Electrical installation Condition Report"
If you later vacate the property, this should be issued for such an inspection.
Certificate will demonstrate to the new
owner that the electrical installation This Certificate is only valid if accompanied
complied with the requirements of BS 7671 by the schedule of inspections and the
at the time the Certificate was issued. schedule(s) of test results.
pp SR
PR CD
Created by NAPIT Desktop © Copyright 2022 Page 1 of 5
4th Floor, Mill 3, Pleasley Vale Business Park, Mansfield, Nottinghamshire NG19 8RL NA/EIC/001
Electrical Certificate Installation/Modification
for Domestic and Similar Premises up to 100 A
NA/ 4 4 1 3 0 0 0 0 0 1 4 4 8
Requirements for Electrical Installations
BS 7671:2018 (IET Wiring Regulations 18th Edition) EIC Page 2 of 5
1
Details of the Installation
Client Fairbid Ltd. Installation Fairbid Ltd.
Address 1-33 Platinum House Address 28 Platinum House

42 High Rd. 42 High Rd.
LONDON LONDON
Postcode E18 2 Postcode E18 2
2 Description, extent and limitations of the installation (note 5)

Installation is New
Description of the installation
Addition Alteration Records Available Yes No Date of original installation Not specified
Extent of the installation covered by this certificate
New domestic electrical installation for the flat connected to the new fuse board. All electrical services in the flat connected to the new fuse board. Appliances are
not tested.
Details of departures from BS 7671 (regulations 120.3, 133.1.3 and 133.5)

Details of permitted exception. (regulation 411.3.3) where applicable a suitable risk assessment(s) must be attached to this certificate
RCD Risk assessment attached
(Non Dwelling ONLY)
3 Declaration For design, construction, Inspection and testing (for sole person responsibility)
I being the person responsible for design, construction, inspection and the test of the electrical installation (as indicated by my signature below), particulars of which are
described in Section 2, having exercised reasonable skill and care when carrying out the design, construction, inspection and test hereby CERTIFY that the design,
construction, inspection and test for which i have been responsible is to the best of my knowledge and belief in accordance with BS 7671:2018, amended to 2022
The extent of liability of the signatory or the signatories is limited to work described in Section 2 as subject of this certificate.
For the DESIGN / CONSTRUCTION / INSPECTION & TEST of the installation:

Company Kaspol ltd
Signature Jerzy Kasprzykowski
Inspector Name Jerzy Kasprzykowski
Position Installer/Inspector
Address 39 Cumbrian Gardens
Date 15/12/2022
LONDON, Greater London
NW2 1EB Member No. 16113
Next inspection I the designer recommend that this installation is further inspected after an interval of not more than 5 years
4 Supply characteristics and earthing arrangements

Earthing Arrangements
Number & Type of live conductors
TN-S
AC DC
TN-C-S TT
No. of phases 3
Other If Other please specify N/A
No. of wires 4
Nature of Supply Parameters (Note: (1) by enquiry, (2) by enquiry or by measurement)

Nominal voltage, U/U0 (1) 400 v Nominal frequency, f (1) 50 Hz Confirmation of polarity
Prospective fault current, I pf (2) 4.2 kA External loop impedance, Ze (2) 0.35 Ω Or Zdb Source of Circuit 0.30
Supply Protective Device BS (EN) 1361 Type 2 Rated Current 400 A
Other Sources of Supply (as detailed on attached schedule) N/A
5
Particulars of installation referred to in this certificate
Details of installation Earth Electrode (where applicable) Type (e.g. rod(s), tape etc) Means of Earthing
Location Electrode resistance to earth Ω Distributors facility Installation Earth Electrode
Main Protective Conductors Material csa (ü) or Value Maximum Demand (load) 60 Amps KVA
Earthing Conductor Copper 25 Ω (connection / continuity) (ü) or Value (ü) or Value
Protective Bonding Conductor Water installation Ω To structural steel Ω
Copper 16
(to extraneous-conductive-parts) Gas installation pipes Ω To lightning protection Ω
Main Supply Conductor Copper 25 Oil installation pipes Ω Other Ω
Main Switch Location in the fuse board
Fuse/device rating or setting 100 A Voltage rating 230 V BS(EN) 60947-3 No. of Poles 2 Current Rating 100 A
If RCD main switch: Rated residual operating current I Δn mA Rated time delay ms Measured operating trip time ms
Comments on existing installation (in case of addition or alteration see section 644.1.2) use continuation sheet if needed
None
(For additions or alterations) cables concealed within trunking and conduits, or cables or conduits concealed under floors, in roof spaces and generally within the fabric of the building or underground may not have been inspected.
Electrical Certificate Installation/Modification Inspection Schedule
NA/ 4 4 1 3 0 0 0 0 0 1 4 4 8
Requirements for Electrical Installations - BS 7671:2018 (IET Wiring
Regulations 18th Edition) All items inspections to confirm as EIC Page 3 of 5
appropriate, compliance with the relevant clauses in BS 7671:2018
Outcomes
Indicates an inspection has been carried out and Indicates the inspection is not applicable to a
the result is satisfactory particular item
Item No. Description Outcome
1.0 External Condition Of Intake Equipment (Visual Inspection Only) Where inadequacies are encountered, it is recommended that the
person ordering the report informs the appropriate authority
1.1 Service cable
1.2 Service head
1.3 Earthing arrangement
1.4 Meter tails
1.5 Metering equipment
1.6 Isolator (where present)
2.0 Parallel Or Switched Alternative Sources Of Supply
2.1 Adequate arrangements where a generating set operates as a switched alternative to the public supply (551.6)
2.2 Adequate arrangements where a generating set operates in parallel with the public supply (551.7)
3.0 Automatic Disconnection Of Supply, Presence And Adequacy Of Earthing And Protective Bonding Arrangements
3.1 Distributor's earthing arrangement (542.1.2.1; 542.1.2.2)
3.2 Installation earth electrode (where applicable) (542.1.2.3)
3.3 Earthing conductor and connections, including accessibility (542.3; 543.3.2)
3.4 Main protective bonding conductors and connections, including accessibility (411.3.1.2; 543.3.2; Section 544.1)
3.5 Provision of safety electrical earthing/bonding labels at all appropriate locations (514.13)
3.6 RCD(s) provided for fault protection (411.4.204; 411.5.3)
4.0 Basic Protection, Presence And Adequacy Of Measures To Provide Basic Protection (Prevention Of Contact With Live Parts) Within The
Installation
4.1 Insulation of live parts e.g. conductors completely covered with durable insulating material (416.1)
4.2 Barriers or enclosures e.g. correct IP rating (416.2)
5.0 Additional Protection, Presence And Effectiveness Of Additional Protection Methods
5.1 RCD(s) not exceeding 30 mA operating current (415.1; Part 7), see Item 8.14 of this schedule
5.2 Supplementary bonding (415.2; Part 7)
6.0 Other Methods Of Protection, Presence And Effectiveness Of Methods Which Give Both Basic And Fault Protection
6.1 SELV system, including the source and associated circuits (Section 414)
6.2 PELV system, including the source and associated circuits (Section 414)
6.3 Double or reinforced insulation i.e. Class II or equivalent equipment and associated circuits (Section 412)
6.4 Electrical separation for one item of equipment e.g. shaver supply unit (Section 413)
7.0 Consumer Unit(s) / Distribution Board(s)
7.1 Adequacy of access and working space for items of electrical equipment including switchgear (132.12)
7.2 Components are suitable according to assembly manufacturer's instructions or literature (536.4.203)
7.3 Presence of linked main switch(es) (462.1.201)
7.4 Isolators, for every circuit or group of circuits and all items of equipment (462.2)
7.5 Suitability of enclosure(s) for IP and fire ratings (416.2; 421.1.6; 421.1.201; 526.5)
7.6 Protection against mechanical damage where cables enter equipment (522.8.1; 522.8.5; 522.8.11)
7.7 Confirmation that ALL conductor connections are correctly located in terminals and are tight and secure (526.1)
7.8 Avoidance of heating effects where cables enter ferromagnetic enclosures e.g. steel (521.5)
Selection of correct type and ratings of circuit protective devices for overcurrent and fault protection (411.3.2; 411.4, 411.5,
7.9
411.6; Sections 432, 433, 537.3.1.1)
7.10 Presence of appropriate circuit charts, warning and other notices:
7.10.1 Provision of circuit charts/schedules or equivalent forms of information (514.9)
7.10.2 Warning notice of method of isolation where live parts not capable of being isolated by a single device (514.11)
7.10.3 Periodic inspection and testing notice (514.12.1)
7.10.4 RCD six-monthly test notice; where required (514.12.2)
7.10.5 AFDD six-monthly test notice; where required
7.10.6 Warning notice of non-standard (mixed) colours of conductors’ present (514.14)
7.11 Presence of labels to indicate the purpose of switchgear and protective devices (514.1.1; 514.8)
8.0 Circuits
8.1 Adequacy of conductors for current-carrying capacity with regard to type and nature of the installation (Section 523)
8.2 Cable installation methods suitable for the location(s) and external influences (Section 522)
8.3 Segregation/separation of Band I (ELV) and Band II (LV) circuits, and electrical and non-electrical services (528)
8.4 Cables correctly erected and supported throughout with protection against abrasion (Sections 521, 522)
8.5 Provision of fire barriers, sealing arrangements where necessary (527.2)
8.6 Non-sheathed cables enclosed throughout in conduit, ducting or trunking (521.10.1; 526.8)
Electrical Certificate Installation/Modification Inspection Schedule
NA/ 4 4 1 3 0 0 0 0 0 1 4 4 8
Requirements for Electrical Installations - BS 7671:2018 (IET Wiring
Regulations 18th Edition) All items inspections to confirm as EIC Page 4 of 5
appropriate, compliance with the relevant clauses in BS 7671:2018
Cables concealed under floors, above ceilings or in walls/partitions, adequately protected against damage (522.6.201,
8.7
522.6.202, 522.6.203; 522.6.204)
8.8 Conductors correctly identified by colour, lettering or numbering (Section 514)
8.9 Presence, adequacy and correct termination of protective conductors (411.3.1.1; 543.1)
8.10 Cables and conductors correctly connected, enclosed and with no undue mechanical strain (Section 526)
8.11 No basic insulation of a conductor visible outside enclosure (526.8)
8.12 Single-pole devices for switching or protection in line conductors only (132.14.1; 530.3.3; 643.6)
8.13 Accessories not damaged, securely fixed, correctly connected, suitable for external influences (134.1.1; 512.2; Section 526)
8.14 Provision of additional protection/requirements by RCD not exceeding 30 mA
8.14.1 Socket-outlets rated at 32 A or less, unless exempt (411.3.3)
8.14.2 Supplies for mobile equipment with a current rating not exceeding 32 A for use outdoors (411.3.3)
8.14.3 Cables concealed in walls at a depth of less than 50 mm (522.6.202, 522.6.203)
8.14.4 Cables concealed in walls/partitions containing metal parts regardless of depth (522.6.202; 522.6.203)
8.14.5 Final circuits supplying luminaires within domestic (household) premises (411.3.4)
8.15 Presence of appropriate devices for isolation and switching correctly located including:
8.15.1 Means of switching off for mechanical maintenance (Section 464; 537.3.2)
8.15.2 Emergency switching (465.1; 537.3.3)
8.15.3 Functional switching, for control of parts of the installation and current-using equipment (463.1; 537.3.1)
8.15.4 Firefighter’s switches (537.4)
9.0 Current-Using Equipment (Permanently Connected)
9.1 Equipment not damaged, securely fixed and suitable for external influences (134.1.1; 416.2; 512.2)
9.2 Provision of overload and/or undervoltage protection e.g. for rotating machines, if required (Sections 445, 552)
9.3 Installed to minimize the build-up of heat and restrict the spread of fire (421.1.4; 559.4.1)
9.4 Adequacy of working space. Accessibility to equipment (132.12; 513.1)
10.0 Location(s) Containing A Bath Or Shower (Section 701)
10.1 30 mA RCD protection for all LV circuits, equipment suitable for the zones, supplementary bonding (where required) etc.
11.0 Other Part 7 Special Installations or Locations (list all other special installations or locations present)
List all other special installations or locations present, if any. (Record separately the results of particular
11.1
inspections applied)
12.0 Schedule of Results to be recorded on Schedule of Test Results
Tests
12.1 External earth loop impedance, Ze 12.9 Insulation Resistance between Live Conductors
12.2 Installation earth electrode 12.10 Insulation Resistance between Live Conductors & Earth
12.3 Prospective fault current, lpf 12.11 Polarity (prior to energisation)
12.4 Continuity of Earth Conductors 12.12 Polarity (after energisation) including phase sequence
12.5 Continuity of Circuit Protective Conductors 12.13 Earth Fault Loop Impedance
12.6 Continuity of ring final circuit 12.14 RCDs / RCBOs including selectivity
12.7 Continuity of Protective Bonding Conductors 12.15 Functional testing of RCD devices
12.8 Volt drop verified 12.16 Functional testing of AFDD(s) devices
Inspector's Name: Jerzy Kasprzykowski Signature: Jerzy Kasprzykowski

Date: 15/12/2022
Electrical Certificate Installation/Modification Test Schedule
NA/ 4 4 1 3 0 0 0 0 0 1 4 4 8
Requirements for Electrical Installations
BS 7671:2018 (IET Wiring Regulations 18th Edition) EIC Page 5 of 5
Client Fairbid Ltd. Installation Address 28 Platinum House, LONDON Postcode E18 2
Distribution board details - Complete in every case Complete only if the distribution board is not connected directly to the origin of the installation Test instrument serial number(s)
Supply to distribution board is from Characteristics at this distribution board Loop impedance 9439020
Location
Overcurrent No. of phases Associated RCD(if any): BS (EN) Above 30mA
(if applicable)
Designation DB1 protective device Insulation resistance 9439020
1 Type BS(EN) Operating at 1 IΔn ms
for the distribution
Num. of ways 13 circuit: Nominal Voltage Rating A Zd 0.21 Continuity 9439020
Ω No. of poles 30mA or below
Ipf 2.04 kA IΔn Operating at 5 IΔn ms RCD 9439020
Supply polarity confirmed Phase sequence confirmed
Time delay (if applicable)
CIRCUIT DETAILS TEST RESULTS
Measured
Insulation resistance
operating
Circuit conductors Overcurrent protective BS 7671 Manual test
Breaking
Circuit impedance Ω RCD testing
capacity
Distribution board Designation
and Line No.
Type of wiring
Polarity
disconnection
Max.
csa (mm²) devices Max. (Record lower reading) button operation
No. of points
Ref. method
Circuit No.
permitted
RCD
AFDD
RCD
DB1 Ring final circuits only Above 30mA or
Maximum
All circuits to be Test L/L, L/E,
Type No.
check
Zs Other
Fig 8
Rating
(measured end-to-end) completed using 30mA below
voltage L/N N/E
(A)
BS EN 80% R1R2 or R2, not both Zs IΔn 5 IΔn
L/N
CPC
Circuit designation (KA) (mA) r1 rn r2 (Ω)
Number (Ω) R1 + R2 R2 V M(Ω) M(Ω) ms ms
1 Submain A B 25 25 5 1361 HBC 2 60 6 0.52 N/A N/A N/A N/A >500 >500 ü 0.21 N/A N/A
2 RCD 0.2 61008 80 30 N/A N/A N/A N/A ü 32.1 19.9 ü N/A
3 Hob A B 6 4 0.4 60898 MCB B 40 6 0.87 N/A N/A N/A N/A 0.38 0.25 >200 >200 ü 0.59 N/A N/A
4 Kitchen ring A B 2.5 1.5 0.4 60898 B 32 6 1.10 0.72 0.77 1.20 ü 0.48 0.44 >200 >200 ü 0.69 N/A N/A
5 Oven A B 2.5 1.5 0.4 60898 MCB B 20 6 1.75 N/A N/A N/A N/A 0.55 0.50 >200 >200 ü 0.76 N/A N/A
6 Heater A B 2.5 1.5 0.4 60898 MCB B 16 6 2.18 N/A N/A N/A N/A 0.59 0.54 >200 >200 ü 0.80 N/A N/A
7 Lights A B 1.5 1 0.4 60898 B 6 6 5.82 N/A N/A N/A N/A 0.66 0.57 >200 >200 ü 0.87 N/A N/A
8 RCD 0.2 61008 80 30 N/A N/A N/A N/A ü 31.4 18.6 ü N/A
9 Boiler A B 2.5 1.5 0.4 60898 MCB B 32 6 1.09 N/A N/A N/A N/A >200 >200 ü N/A N/A
10 Sockets ring A B 2.5 1.5 0.4 60898 MCB B 32 6 1.09 0.76 0.71 1.28 ü 0.51 0.49 >200 >200 ü 0.72 N/A N/A
11 Heater A B 2.5 1.5 0.4 60898 MCB B 16 6 2.18 N/A N/A N/A N/A 0.63 0.59 >200 >200 ü 0.84 N/A N/A
12 Lights A B 1.5 1 0.4 60898 B 6 6 5.82 N/A N/A N/A N/A 0.59 0.56 >200 >200 ü 0.80 N/A N/A
13 Smoke detectors A B 1.5 1 0.4 60898 MCB B 6 6 5.82 N/A N/A N/A N/A 0.64 0.58 >200 >200 ü 0.85 N/A N/A
Details of circuits and/or installed equipment vulnerable to damage when testing Date(s) dead testing Not Specified To Not Specified Date(s) live testing 15/12/2022 To 15/12/2022
Signature Jerzy Kasprzykowski
Tested by: Name (capital letters) JERZY KASPRZYKOWSKI Position Installer/Inspector Date 15/12/2022
Wiring Types. A PVC/PVC B PVC cables in metallic Conduit C PVC cables in non-metallic Conduit D PVC cables in metallic Trunking E PVC cables in non-metallic Trunking F PVC/SWA cables G SWA/XPLE cables H Mineral Insulated O Other
Created by NAPIT Desktop © Copyright 2022 pp SR CD

Page 5 of 5
4th Floor, Mill 3, Pleasley Vale Business Park, Mansfield, Nottinghamshire NG19 8RL
PR NA/EIC/001
Document Number: ea8e0e12-344a-420d-b5b1-cb053d138e80
Document Name: EICR
Date Created: 30/06/2023 16:03:22 GMT
Initials: 6
Signatures/Initials
Petru-Darius Rostas
Initialed: 30/06/2023 16:15:39 GMT
IP Address: 31.94.64.23
Petru-Darius Rostas
Initialed: 30/06/2023 16:15:39 GMT
IP Address: 31.94.64.23
Initialed: 30/06/2023 16:18:02 GMT
IP Address: 31.94.73.113
Initialed: 30/06/2023 16:18:02 GMT
IP Address: 31.94.73.113
pp Sophie Rice
Initialed: 30/06/2023 16:44:48 GMT
IP Address: 217.155.66.52
pp Sophie Rice
Initialed: 30/06/2023 16:44:48 GMT
IP Address: 217.155.66.52
pp SR PR CD
pp SR PR CD
Document Number: d25ddb88-61ef-45ff-941f-5bbd91b6c2a3
Document Name: Condensation leaflet
Date Created: 30/06/2023 16:03:27 GMT
Initials: 6
Signatures/Initials
Petru-Darius Rostas
Initialed: 30/06/2023 16:15:39 GMT
IP Address: 31.94.64.23
Petru-Darius Rostas
Initialed: 30/06/2023 16:15:39 GMT
IP Address: 31.94.64.23
Initialed: 30/06/2023 16:18:02 GMT
IP Address: 31.94.73.113
Initialed: 30/06/2023 16:18:02 GMT
IP Address: 31.94.73.113
pp Sophie Rice
Initialed: 30/06/2023 16:44:48 GMT
IP Address: 217.155.66.52
pp Sophie Rice
Initialed: 30/06/2023 16:44:48 GMT
IP Address: 217.155.66.52
Should a Propertymark Protected agent go into administration or misuse your rent, deposit
or other funds, Propertymark will reimburse you whether you are a landlord or a tenant.
This certificate confirms your money is protected by the Propertymark Client Money Protection
Scheme and that you can claim back money lost in the event of your letting agent going into
administration or misusing your funds.
Your Propertymark Protection

Details of your agent
Spencer Munson Property Services Limited
Trading as
Spencer Munson Lettings

Scheme Reference number
C0015498
is a member of Propertymark Client Money Protection Scheme

Arbon House, 6 Tournament Court, Edgehill Drive, Warwick CV34 6LG
HOW TO CLAIM
Simply go to propertymark.co.uk/complaints/client-money-protection/ and complete the CMP application form.
We need to receive your application within 12 months of us being notified that a misappropriation has occurred.
You do not need to prove fraud. You only need to provide supporting evidence that you have not received the money you were
legally entitled to, this may be in the form of your tenancy agreement or deposit protection certificate along with bank statements.
Your money is protected throughout the time that your agency is a member of the Propertymark Client Money Protection
Scheme. If your agent leaves the scheme, they are required by law to notify you. All agents managing properties in England,
Scotland or Wales are legally required to belong to a Government approved Client Money Protection scheme at all times
and details of the scheme must be publicly available. If you discover at a later date that money has gone missing during
the period of their membership of the scheme, you will still be covered even if they have subsequently left the scheme.
Unfortunately, we cannot make payments for any loss arising from war (whether foreign or civil), terrorism, rebellion, revolution,
military uprising or any form of confiscation by the state.
Propertymark, Arbon House, 6 Tournament Court, Edgehill Drive, Warwick, CV34 6LG
pp SR PR CD
Document Number: ebbe2b4a-de38-466d-a3df-8ab70bb662c3
Document Name: CMP Security Certificate
Date Created: 30/06/2023 16:03:39 GMT
Initials: 3
Signatures/Initials
Petru-Darius Rostas
Initialed: 30/06/2023 16:15:39 GMT
IP Address: 31.94.64.23
Initialed: 30/06/2023 16:18:02 GMT
IP Address: 31.94.73.113
pp Sophie Rice
Initialed: 30/06/2023 16:44:48 GMT
IP Address: 217.155.66.52

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1

Conditions Regarding the Start of the Tenancy

Initial s: _____ (Landlord) __ (Tenant)

Copyright PainSmith Solicitors Digitally signed by MRI Software LLC

THIS AGREEMENT IS MADE on the26 th Octomber 2023

THIS AGREEMENT IS MADE BETWEEN

Of 41 High Road, South Woodford, London E18 2QP

Of 80 Claude Road, London, E10 6NE

Initial s: _____ (Landlord) __ (Tenant)

Copyright PainSmith Solicitors

In this Agreement the following definitions and interpretation apply:

Initial s: ______ (Landlord) __ (Tenant)

Copyright PainSmith Solicitors

Obligations of the Tenant

3. Further Charges to be paid by the Tenant

4. The Condition of the Property: Repair, Maintenance and Cleaning

Initial s: ______ (Landlord) __ (Tenant)

Copyright PainSmith Solicitors

6. Access and Inspection

Initial s: ______ (Landlord) __ (Tenant)

Copyright PainSmith Solicitors

6.2.6.to take gas, electricity or water meter readings;

8. Use of the Property

Initial s: ______ (Landlord) __ (Tenant)

Copyright PainSmith Solicitors

9. Utilities and Council Tax

10. Animals and Pets

11. Leaving the Property Empty

12. Locks and Alarms

Initial s: ______ (Landlord) __ (Tenant)

Copyright PainSmith Solicitors

14. House Plants

15. Car Parking Space

18. Inventory and Checkout

19. Head Lease

20. Energy Performance Certificates

21. End of the Tenancy

Initial s: ______ (Landlord) __ (Tenant)

Copyright PainSmith Solicitors

22. Right to Rent

Initial s: ______ (Landlord) __ (Tenant)

Copyright PainSmith Solicitors

Conditions to be Kept by the Landlord

2. Ownership and Consents

3. Statutory Repairing Obligations

Initial s: ______ (Landlord) __ (Tenant)

Copyright PainSmith Solicitors

7. Income Tax and Other Taxes

8. Possessions and Refuse

Initial s: ______ (Landlord) __ (Tenant)

Copyright PainSmith Solicitors

It is agreed between the Landlord and Tenant as follows:

1. Ending the Tenancy and Re-entry

3. Interruptions to the Tenancy

4. Data Protection 2018

Initial s: ______ (Landlord) __ (Tenant)

Copyright PainSmith Solicitors

Initial s: ______ (Landlord) __ (Tenant)

Copyright PainSmith Solicitors

Protection of the Deposit

Initial s: ______ (Landlord) __ (Tenant)

Copyright PainSmith Solicitors

At the end of the Tenancy

Initial s: ___ (Landlord) (Tenant)

Initial s: ___ (Landlord) (Tenant)

Initial s: ____ (Landlord) (Tenant)

Initial s: ____ (Landlord) (Tenant)

Initial s: ____ (Landlord) (Tenant)

Initial s: ____ (Landlord) (Tenant)

Initial s: ____ (Landlord) (Tenant)

Initial s: ____ (Landlord) (Tenant)

Initial s: ____ (Landlord) (Tenant)

Initial s: ____ (Landlord) (Tenant)

Initial s: ____ (Landlord) (Tenant)

Initial s: ____ (Landlord) (Tenant)

Initial s: ____ (Landlord) (Tenant)

Initial s: ____ (Landlord) (Tenant)

Initial s: ____ (Landlord) (Tenant)

Initial s: ____ (Landlord) (Tenant)

Initial s: ____ (Landlord) (Tenant)

Initial s: ____ (Landlord) (Tenant)

Initial s: ____ (Landlord) (Tenant)

Initial s: ____ (Landlord) (Tenant)

Initial s: ____ (Landlord) (Tenant)

Initial s: ____ (Landlord) (Tenant)

Initial s: ____ (Landlord) (Tenant)