To be used where the Deposit is registered with the Deposit Protection Service (DPS) Custodial Scheme
The masculine gender includes the feminine gender and any reference to the singular includes a reference to the plural and vice versa.
Between:
Landlord: David Head of 29 Sidecliff Road, Sunderland, SR6 9JP
"The Landlord"; and
Tenant 1: Deborah O'Leary
"The Tenant"
IT IS AGREED AS FOLLOWS:
1. The Landlord lets to the Tenant the residential Premises known as: 78 Baltimore Avenue, Sunderland, SR5 4QY ("the Premises").
2. The Tenancy shall be from and including the 28th April 2026 ("the Commencement Date") to and including the 27th October 2026 and thereafter from month to month and until terminated by either party serving a notice on the other in accordance with this Agreement ("the Expiration Date"), "the Term".
3. The Tenant shall pay to the Landlord by way of rent the amount of £550.00 per month.
The first month's rent in the sum of £550.00 shall be payable in advance on or before the 28th April 2026. Thereafter rent will be payable in advance at a rate of £550.00 per month.
Full details can be found in the Payment Schedule attached to this document.
Rental payments should be made by Bank Standing Order to:
Exclusive of Council Tax, Water (which includes any systems utilised for the heating or cooling of water, within the Property), Sewerage, Gas, Electricity & Other Fuel, Telephone, Broadband, Satellite Television, Cable Television, and TV Licence.
4. This Agreement is intended to create an Assured Shorthold Tenancy as defined by Section 19A of the Housing Act 1988 as amended and shall take effect subject to the provisions for recovery of possession provided for by virtue of Section 21 of that Act.
5. Where the Tenancy shall include the Landlord's Fixtures and Fittings in the Premises this includes, amongst other things, all matters specified in the Inventory and Schedule of Condition.
6. In the event of a default by the Tenant(s) of any of their obligations or responsibilities under the Agreement, the Guarantor(s) (if any) shall become immediately liable to remedy said default. In the event of multiple Guarantors, each shall be Joint and Severally liable.
7.1 The sum of £550.00 shall be paid by Tenants to the Landlord upon the signing of this Agreement by way of a security Deposit ("the Deposit").
7.2 Upon the Tenant vacating the Premises and after deduction of all agreed or authorised deductions, the balance of the Deposit shall be refunded to the person or persons outlined at clause 7.1 above.
7.2.1 Custodial Scheme: The Deposit will be held by DPS.
7.3 The Landlord will protect the Deposit within 30 days of the commencement of the Tenancy or receipt of the Deposit, whichever is earlier, and give to the Tenant and to any Relevant Person a copy of the Prescribed Information together with details of the scheme applicable to the registration of the Deposit.
7.4 Custodial Scheme: Any interest earned on the holding of the Deposit will belong to DPS.
7.5 The Deposit has been taken for the following purposes:
7.5.1 Any monies that the Landlord is entitled to recover from the Tenant pursuant to the Agreement.
7.5.2 Any rent or other money due or payable by the Tenant under the Tenancy which remains unpaid after the end of the Tenancy.
7.5.3 Any damage, or compensation for damage, to the Premises, its Fixtures and Fittings, or for missing items for which the Tenant may be liable, subject to an apportionment or allowance for fair wear and tear, the age and condition of each item at the commencement of the Tenancy, insured risks and repairs that are the responsibility of the Landlord.
7.5.4 The reasonable costs incurred in compensating the Landlord for, or for rectifying or remedying any major breach by the Tenant of the Tenant's obligations under the Agreement, including those relating to the cleaning of the Premises and its Fixtures and Fittings, and contents.
7.5.5 Any unpaid accounts for utilities or water charges or environmental services or other similar services or Council Tax incurred at the Premises for which the Tenant is liable.
Note: Adjudicators will consider claims against the Deposit in the order set out in the Tenancy Agreement.
7.6 Protection of the Deposit:
7.7 At the end of the Tenancy:
7.7.1 The Landlord must tell the Tenant within ten working days of the end of the Tenancy if they propose to make any deductions from the Deposit.
7.7.2 If there is no dispute the Landlord will keep or repay the Deposit, according to the agreed deductions. Payment of the Deposit or any balance of it will be made within ten working days of the Landlord and the Tenant agreeing the allocation of the Deposit.
7.7.3 The Tenant should inform the Landlord in writing if the Tenant intends to dispute any of the deductions within ten working days of the Landlord having complied with clause 7.7.1. The ICE may regard failure to comply with the time-limit as a breach of the rules of DPS.
7.7.5 If, after ten working days following notification of a dispute and reasonable attempts having been made to resolve differences, there remains an unresolved dispute, it will (subject to 7.7.6 below) be submitted to the DPS for adjudication. All parties agree to co-operate with the adjudication process.
7.7.6 The rights of the Landlord and of the Tenant to take legal action through the County Court remain unaffected by clause 7.7.5 above.
7.8 If there is a change of Landlord during the Tenancy, the Tenant shall consent to the transfer of the Deposit (or the balance of it) to the purchaser or transferee, at which point the Landlord shall be released from any further claim or liability in respect of the Deposit, recognising that it is protected and will continue to be protected by the DPS.
7.9 The Landlord shall not be obliged to refund the Deposit on any change in the person or persons who comprise 'the Tenant'.
7.11 Any goods or personal effects belonging to the Tenant which shall not have been removed from the Premises within 14 days after the expiry or sooner termination of the Tenancy shall be deemed to have been abandoned provided the Landlord shall have used reasonable endeavours to give written notice. The Landlord shall be entitled to dispose of such items as he shall see fit. The Tenant shall indemnify the Landlord for any costs incurred in removal, storage or sale of such items.
7.11.1 The Tenant shall pay by way of damages any additional expenses the Landlord has reasonably incurred in checking the Inventory if the same could not be finalised until any goods belonging to the Tenant have been removed.
The Tenant agrees with the Landlord as follows:
8.1.1 To pay the rent according to the terms of this Agreement whether formally demanded or not in accordance with clause 3.
8.1.2 The Tenant shall pay to the Landlord interest at the rate of 3% per annum above the Bank of England base rate from time to time on any rent or other money payable under this Agreement remaining unpaid for more than 14 days after the day on which it became due.
8.2.1 To keep the interior of the Premises including any Fixtures and Fittings in good repair and condition throughout the Term (excepting only those installations which the Landlord is liable to repair under Section 11 of the Landlord and Tenant Act 1985) and also to keep the interior in good decorative order throughout the Term (damage by fire excepted unless the same shall result from any act or omission on the part of the Tenant or any person residing or sleeping in or visiting the Premises).
8.2.2 To use the Premises in a Tenant-like manner and to take reasonable care of the Premises including any Fixtures and Fittings and to keep the Premises in a clean and tidy condition throughout the Term. To deliver up the Premises with vacant possession and the Fixtures and Fittings at the determination of the Term in the same condition and order as at the commencement and to deliver all keys to the Landlord.
8.2.3 To make good all damages, breakages, and losses to the Premises and its Fixtures and Fittings that may occur during the Term caused by the act or omission of the Tenant or any person who is residing or sleeping in or visiting the Premises (with the exception of fair wear and tear).
8.2.4 To keep all electric lights in good working order and in particular to replace all fuses, bulbs, fluorescent tubes and starter switches as and when necessary.
8.2.5 To replace all broken glass in the Premises promptly with the same quality glass, where the Tenant or any person residing in or visiting the Premises causes the breakage.
8.2.6 To notify the Landlord promptly, and preferably in writing, as soon as any repairs or matters falling within the Landlord's obligations come to the notice of the Tenant.
8.2.7 Upon the Landlord giving the Tenant written notice requiring works for which the Tenant is responsible, to carry out the same within a reasonable time.
8.2.8 To keep the windows of the Premises clean.
8.2.9 To wash and clean all items that may have become soiled during the Term.
8.2.10 To take all appropriate precautions to ensure adequate ventilation to the Premises.
8.2.15 To clean and disinfect any and all showerheads in the Premises every six months.
8.3.1 To permit the Landlord, or any superior Landlord, or contractors or those authorised by the Landlord, upon giving at least 24 hours' notice in writing (except in an emergency) to enter the Premises at all reasonable times for the purpose of inspection and repair.
8.3.2 To permit the Premises to be viewed during the last two months of the Term at all reasonable times upon previous appointment during normal working hours by any person who is or is acting on behalf of a prospective purchaser or tenant authorised by the Landlord, and to allow 'For Sale' or 'To Let' boards at the Landlord's discretion.
8.3.3 To indemnify the Landlord for any loss incurred as a result of the Tenant failing to keep a previously agreed appointment with any third party at the Premises.
8.4.1 Not to do anything which might cause the Landlord's policy of insurance to become void or voidable or cause the rate of premium to be increased. The Tenant's belongings are not covered by any insurance maintained by the Landlord.
8.4.2 The Tenant will promptly notify the Landlord of any defect, loss or damage by fire, theft or other causes.
8.4.3 The Tenant is strongly advised to take out contents insurance for the Tenant's possessions.
Not to assign, underlet or part with or share the possession of the Premises and not to permit any persons other than the named Tenant or any other person approved in writing by the Landlord to occupy or reside in the Premises without the Landlord's written consent, such consent not to be unreasonably withheld. Not to take in lodgers or paying guests without the Landlord's written consent.
8.6.1 Not to use the Premises for any illegal, immoral or improper use.
8.6.2 Not to use or consume in or about the Premises any drugs mentioned in the Misuse of Drugs Act 1971 or any other controlled substances.
Not to keep any dangerous or inflammable goods, materials, or substances in or on the Premises apart from those required for general household use.
Not to use the Premises or allow others to use the Premises in a way which causes a nuisance, annoyance, or damage to neighbouring, adjoining or adjacent premises, or to the owners or occupiers of them. This includes any nuisance caused by noise.
8.9.1 Not to tamper or interfere with or alter or add to the gas, water or electrical installations or meters in or serving the Premises.
8.9.2 To pay all charges in respect of gas, water and electricity consumed on the Premises, internet services, telephone and the television licence fee. Charges falling due partly during and partly before or after the Tenancy will be apportioned.
8.9.3 To notify each supplier of gas, electricity, water, telephone and internet services immediately that the Tenancy has commenced by completing an application in the name of the Tenant and not in the name of the Landlord.
8.9.4 The Tenant shall not have a key meter installed without the Landlord's prior written consent. If the Tenant changes the supplier of utilities then he must provide the name and address of the new supplier to the Landlord immediately and ensure the account is returned to the original supplier at termination.
8.9.5 In the event of any supply being disconnected due to non-payment by the Tenant, the Tenant shall indemnify the Landlord for any costs of reconnection.
8.9.6 Not to change the telephone number at the Premises without the prior written consent of the Landlord, or to procure the transfer of the telephone number to any other address.
8.10.1 Not to keep any domestic animals or birds in the Premises without the prior written consent of the Landlord, such consent not to be unreasonably withheld, delayed, or withdrawn. At the end of the Tenancy, the Tenant agrees to have the Premises cleaned to a standard commensurate with the condition at commencement.
To use the Premises for the purpose of a private residence only in the occupation of the Tenant and not for business purposes.
8.12.1 Not to install or change any locks or procure the cutting of additional keys without the Landlord's prior written consent.
8.12.2 If any additional keys are made, the Tenant shall provide these to the Landlord together with all remaining original keys at the end of the Tenancy.
8.12.3 If any lock is installed or changed without consent, to remove that lock if required by the Landlord and make good any damage.
8.12.4 Where due to any act or default by the Tenant it is reasonable for the Landlord to replace locks, the Tenant shall indemnify the Landlord for reasonable costs.
8.13.1 Not to remove any of the Fixtures and Fittings from the Premises without the Landlord's prior written consent, and to leave items in their original positions upon vacating.
8.13.2 Not to remove any items specified in the Inventory or bring onto the Premises the Tenant's own equipment or effects without the prior written consent of the Landlord, such consent not to be unreasonably withheld.
8.14.1 Not to decorate or to make any alterations or additions to the Premises and not to cut, maim, puncture or injure any of the walls, partitions or timbers without the Landlord's prior written consent.
8.14.2 Not to permit any waste, spoil or destruction to the Premises.
8.15.1 Before leaving the Premises vacant for any continuous period of 28 days or more, to provide the Landlord with reasonable notice and to take reasonable precautions to prevent freezing.
8.15.2 To ensure that at all times when vacant, all external doors and windows are properly locked or secured and any alarm is activated.
8.15.3 If vacant for over two weeks, to allow the water to run from all outlets for one minute before consuming or using the water.
8.16.1 Not to overload, block up or damage any of the drains, pipes, wires, cables or any apparatus or installation.
8.16.2 Not to permit oil, grease or other harmful or corrosive substances to enter any sanitary appliances or drains.
8.16.3 To clear any stoppages or blockages caused by the Tenant's negligence and/or misuse.
8.17.1 Not to place or exhibit any aerial, satellite dish, notice, advertisement, sign or board on the exterior or interior without the Landlord's written consent.
8.17.2 Not to affix any items to the walls using glue, nails, picture hooks, sticky tape or other adhesive without the Landlord's prior written consent.
Not to hang any washing, clothes or other articles outside the Premises or otherwise than in such place as the Landlord may permit, and not to hang or place wet articles upon any item or room heater.
8.19.1 To protect the Landlord from loss arising from a claim brought as a consequence of a breach by the Tenant of any covenant contained in this Agreement.
8.19.2 To indemnify the Landlord for any loss resulting from the dishonouring of any cheque or the cancellation or non-completion of a standing order payment.
To remove all rubbish from the Premises and to place the same within the dustbin or receptacles provided, and to ensure that all rubbish is placed inside a plastic bin liner.
Not to smoke or permit any guest or visitor to smoke tobacco or any other substance in the Premises, without the Landlord's prior written consent.
To keep the garden in the same character, weed free and in good order and to cut the grass at reasonable intervals during the growing season.
The Tenant shall indemnify the Landlord for any loss arising from the failure of the Tenant to keep a mutually agreed appointment to complete the check-out procedures. If the Tenant does not keep a second appointment, any assessment made by the Landlord shall be final and binding. Should the Landlord fail to attend, the Tenant's reasonable costs will be met by the Landlord.
To promptly forward to the Landlord any notice of a legal nature delivered to the Premises touching or affecting the Premises, its boundaries or neighbouring properties.
8.26.1 To keep all smoke alarms and Carbon Monoxide detectors in good working order and to replace all batteries as necessary and to check them monthly.
8.26.2 The Tenant shall not burn any solid fuel in the Premises without the prior written consent of the Landlord.
If the Tenant has a time limited Right to Rent in the United Kingdom as defined by the Immigration Act 2014, the Tenant shall advise the Landlord of any communication concerning their residency status and provide copies upon request.
The Landlord agrees with the Tenant as follows:
That the Tenant paying the rent and performing the obligations on the Tenant's part shall peaceably hold and enjoy the Premises during the Term without any unlawful interruption by the Landlord or any person rightfully claiming under, through or in trust for the Landlord.
To insure the Premises and the Fixtures and Fittings specified in the Inventory to their full value with a reputable insurance company.
That he is the sole/joint owner of the leasehold or freehold interest in the Premises and that all consents necessary to enable him to enter this Agreement have been obtained.
To keep in repair and proper working order all mechanical and electrical items including all washing machines, dishwashers and other similar appliances belonging to the Landlord as are included in the Inventory, provided that this shall not require the Landlord to carry out works for which the Tenant is liable by virtue of duty to use the Premises in a tenant-like manner.
9.5.1 The furniture and equipment within the Premises complies with the Furniture and Furnishings (Fire) (Safety) Regulations 1988 as amended in 1993.
9.5.2 The gas appliances comply with the Gas Safety (Installation and Use) Regulations 1998 and a copy of the Safety Check Certificate will be given to the Tenant.
9.5.3 The electrical appliances comply with the Electrical Equipment (Safety) Regulations 1994.
9.5.4 The Premises are compliant with The Smoke and Carbon Monoxide Alarm (England) Regulations 2015 at the start of the Tenancy.
The Landlord is responsible for ensuring the Premises are compliant with Health and Safety Executive form ACOP L8 'The Control of Legionella Bacteria in Water Systems' at the start of, and throughout, the Tenancy.
10.1 Any agreement or obligation on the part of the Tenant to do or not to do any particular act or thing shall also be construed as an obligation not to permit or allow the same act on the part of any other person(s).
It is agreed that the rent will be reviewed on the anniversary of this Tenancy and upon each subsequent anniversary in line with the change in the Retail Prices Index (RPI) for the previous 12 months and the rent varied accordingly.
10.3.1 Sections 11–16 of the Landlord and Tenant Act 1985 (as amended by the Housing Act 1988) apply. These require the Landlord to keep in repair the structure and exterior of the Premises (including drains, gutters, and pipes) and keep in repair and proper working order the installations for the supply of water, gas, electricity, sanitation, and for space and water heating. The Landlord will not accept responsibility for charges incurred by the Tenant that might otherwise be the Landlord's responsibility, except in the case of an emergency.
10.3.2 The Landlord shall take all reasonable steps to ensure the Premises comply with the Homes (Fitness for Human Habitation) Act 2018.
Where the Landlord is entitled to do anything at the cost of the Tenant and thereby incurs a loss, the Tenant shall pay the loss promptly, failing which the Landlord may treat his loss as a deductible sum from the Deposit in accordance with clause 7.5 at the end of the Tenancy.
The Tenant's personal data will be handled in accordance with the General Data Protection Regulation (UK GDPR) and the Data Protection Act 2018.
The Tenant shall pay the Council Tax in respect of the Premises provided always that in the event of the Landlord paying such tax, the Tenant shall repay the same to the Landlord upon demand or a fair and reasonable proportion of it.
If at any time the rent shall remain unpaid for 14 days after becoming payable; or if any obligation on the Tenant's part shall not be performed or observed; or if the Tenant shall become bankrupt or enter into a Voluntary Arrangement; or if any of the grounds listed in Schedule 2 of the Housing Act 1988 as amended apply, being Ground 2, 7A, 8, 10, 11, 12, 13, 14, 15 or 17; then the Landlord may re-enter upon the Premises provided he has complied with his statutory obligations and has obtained a court order and at that time the Tenancy shall end, but the Landlord retains the right to take action in respect of any breach.
10.8.1 If the Premises are destroyed or made uninhabitable by fire or any other insured risk, rent will cease to be payable until the Premises are reinstated; unless insurance monies are not recoverable because of any act or omission by the Tenant.
10.8.2 If the Premises are not made habitable within one month, either party may terminate this Agreement by giving immediate written notice to the other.
10.9.1 The Landlord notifies the Tenant pursuant to Sections 47 and 48 of the Landlord and Tenant Act 1987 that the address at which notices may be served upon the Landlord is:
10.9.2 Any notices served on the Tenant shall be sufficiently served if sent by ordinary first class post to the Tenant at the Premises or the last known address or left addressed to the Tenant at the Premises.
10.9.3 Service shall be deemed valid if sent by email to the following email address provided by the Tenant at the start of the Tenancy:
Deborah O'Leary —
The Tenant may also serve notice by email to:
David Head —
If the email is sent on a business day before 16:30 then it shall be deemed served that day; or in any other case, the next business day after the day it was sent.
10.9.4 At the end of the initial fixed term, the Term shall continue on a month-by-month basis until either party shall serve on the other a written notice. Such notice, when served by the Landlord, should expire not less than two months after service on the Tenant. In the case of a notice served by the Tenant, such notice should expire no less than one month after service on the Landlord.
This Agreement will be subject to the jurisdiction of the Court in England and Wales.
The Tenant acknowledges receipt of the documents listed in the Guidance Notes for Tenants attached to this Agreement.
All those named below are Permitted Occupiers under this Agreement and are bound by all of the terms and conditions therein as if they were a Tenant apart from the payment of rent.
There are no Permitted Occupiers residing at the Premises.
AGREEMENT SIGNED BY THE LANDLORD
AGREEMENT SIGNED BY THE TENANT(S)
BANK STANDING ORDER DETAILS
The Deposit Protection Service Custodial
Where a Landlord receives a deposit in connection with an Assured Shorthold Tenancy, they must, within 30 days of the date on which the deposit is received, comply with any initial requirements imposed by the scheme and give prescribed information to the Tenant and any person who paid the deposit on behalf of the Tenant.
At the end of the Term the Landlord shall return the Deposit (subject to any deductions) within 10 days of the end of the Tenancy except in the case of dispute.
If one party raises a dispute with the DPS, the DPS will contact the other party giving a right to reply within 10 days. If the other party fails to reply the DPS will make their adjudication upon the information already held.
The Landlord must tell the Tenant within 10 working days of the end of the tenancy if they propose to make any deductions from the deposit. The tenants should make their best endeavours to inform the Landlord if they wish to raise a dispute within 20 working days after the lawful end of the tenancy.
I/We (being the Landlord) certify that the information provided is accurate to the best of my/our knowledge and belief. I/We have given the tenant(s) 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.