The Guilds' Assured Shorthold Tenancy Terms

The terms of the assured shorthold tenancy produced by Tenancy Builder have been summarised below for your convenience. Please keep in mind that this is not a definitive list, and additional terms may exist.

Tenancy Builder has several selections to change some parts, but most of the terms below are fixed in the produced PDF and can't be edited. If any are optional or editable, we note them below. It may be possible to vary a term by specific wording in the Additional Terms box, but you should consult the Guild before making any variations that way.

All the terms are there for a reason and have a purpose, even if it might not sound like it at first glance. Furthermore, we try to only put essential terms in the tenancy to keep it manageable and not too overwhelming.

Terms of assured shorthold tenancy

The tenancy is an assured shorthold tenancy under the Housing Act 1988.

The tenant will only be allowed to take occupation if any due monies, including the first rent and tenancy deposit, are paid by the commencement date.

After the fixed term expires, the tenancy will continue as a contractual periodic tenancy until terminated according to this agreement or by the landlord or the tenant.

The landlord can end the tenancy by giving the tenant Notice Seeking Possession or a Notice Requiring Possession under certain conditions.

An optional break clause can be inserted, and the number of months can be set for when the landlord or tenant can end the fixed term early (but there's no requirement for either party to expire the notice on any particular day). For example, you may have a 12-month tenancy with a break clause at month 6. This is not recommended, though, and a better way would be to make the tenancy for six months, after which it becomes periodic.

If the tenant is late paying the rent by at least 14 days or breaks any agreement terms, the landlord can end the tenancy and recover possession of the property (forfeiture clause - legally required but only enforceable in specific ways).

The landlord or the tenant can end the tenancy after the first few months by giving at least two months' prior written notice (optional and editable).

Any reference to the landlord includes a reference to the landlord’s agent.

The tenancy includes using the landlord’s furniture and furnishings as set out in the inventory.

The tenant's deposit will be protected in a government-approved scheme and used to cover any reasonable costs or losses incurred by the landlord or agent. The deposit scheme can be selected, and the appropriate details and prescribed information are automatically inserted.

Notices can be sufficiently served on the tenant if left at the tenancy address or sent by post or recorded delivery.

The landlord may need to occupy the dwelling-house, or it might be subject to a mortgage (Ground 1 and 2 notice).

If there is more than one tenant, they are all liable for all sums due under the agreement.

The landlord is responsible for repairs to the structure and exterior of the dwelling-house and installations for water, gas, electricity, sanitation, and heating.

The tenant is responsible for notifying the landlord of defects and

The tenant is responsible for repairing or replacing any TV aerial or satellite dish (optional, can be removed).

The tenant can use all appliances provided in the property, but the landlord is not responsible for repairs or replacements, except those required by law to maintain.

The tenant must pay the rent in advance without any unlawful deduction, regardless of whether it has been formally demanded.

The tenant cannot keep pets or other animals on the property without the landlord's permission.

Depending on the specific agreement, the tenant or the landlord is responsible for paying utilities, council tax, and other charges. Various options can be selected within Tenancy Builder.

The tenant should not use the property for illegal or immoral activities, cause nuisance to neighbours, leave the property unoccupied for more than 14 days without informing the landlord, or allow anyone other than the named tenants or permitted occupiers to live there. The tenant should use the property as a private dwelling only and not for any profession, trade, or business without the landlord's permission.

The tenant can connect their electronic equipment to the property's 'smart' devices following the manufacturer's instructions. Still, the landlord does not provide any technical support, warranty, or guarantee for these devices. The tenant is required to disconnect, reset, and unpair all connected smart devices before vacating the property.

No decorating without the landlord's permission.

The tenant is responsible for any damage to the property, excluding natural wear and tear and accidental fire damage.

Keep drains, pipes, gutters, and channels blockage-free

Replace broken glass promptly if breakage is caused by the tenant, their family, or visitors.

Prevent damage to pipes or installations due to frost and ensure adequate insulation.

Maintain the garden and grounds properly, keeping them free from weeds and not altering their character or layout.

Comply with any repair or maintenance notices from the landlord within a reasonable time.

No alterations or additions to the internal or external structure of the building without the landlord's written consent.

Prohibited from using adhesive substances like Blu-Tack on walls.

Tenant is responsible for the costs of any repairs caused by their actions or if they fail to allow the contractor entry during the notified period.

Only obtain an energy performance certificate, electrical inspection/test or gas safety record with written consent from the landlord.

Ensure proper ventilation in all rooms.

Keep the oven clean, if provided.

No displaying of any advertisements for profession, trade, business, goods or services

Maintain the cleanliness and respectability of the property's external appearance.

Wash and clean all soiled items during the tenancy.

Keep the windows clean.

Notify the landlord promptly in writing of any notices, proceedings, or letters related to the property.

Inform the landlord promptly of any fire or burglary.

Dispose of all rubbish and waste according to the local authority's requirements.

Take all reasonable steps to keep the property free from vermin infestation.

No paraffin or gas cylinder/bottle heaters are allowed at the property.

No dangerous or flammable goods, materials, or substances should be kept at the property, barring those required for general household use.

Ensure all possessions are safe, and do not bring any unsafe items into the property.

No use of open chip pans or other potentially dangerous household items.

Only burn solid fuel at the property with the landlord's written consent.

Do not remove or damage fire facilities, equipment, alarms, or devices.

Maintain all fire facilities, equipment, and devices in an efficient state.

Regularly check, maintain, and replace batteries on all smoke, carbon monoxide or fire alarms.

Keep all common areas clean and free from obstruction.

Do not use candles except in an emergency, and don't use incense sticks.

No smoking or vaping inside the building

Do not prop open any fire doors on the property except with a built-in system that closes them in the event of a fire.

Fire doors must be closed when not in use and must not be tampered with; report any faults immediately.

The tenant is responsible for any excess on the landlord’s insurance if the claim results from their negligence.

The landlord’s insurance does not cover the tenant’s possessions.

The tenant must permit the landlord to enter the property for inspection, repair, or any other reasonable purpose, given 24 hours' notice.

Allow the landlord to show the property to prospective tenants or purchasers, keeping the property tidy, warm, and presentable.

Any breach of the above terms can make the tenant liable for costs or losses to the landlord.

Changing locks and security devices only with the landlord's consent

The tenant pays to replace lost keys or security devices.

Tenants must not exit the property without keys except in emergencies.

The landlord can retain a key or security device.

Tenant must not change burglar alarm codes without consent and must ensure its activation when away.

The tenant must not sublet or share the property without the landlord's consent.

No parking without the landlord's consent

The tenant is responsible for any costs or losses due to breaches of the agreement.

Rent must be paid in full within 14 days from the due date, or interest will apply.

The tenant must compensate the landlord for any loss arising from a breach of the agreement.

The tenant bears the total costs of action taken for breach of contract.

In the case of a bond scheme, costs or losses may be claimed from the scheme.

The tenant cannot serve a notice to quit during the fixed term.

Tenant must notify the landlord if intending to vacate at the end of the fixed term.

Notice must be given by the tenant to the landlord after the fixed term.

Property and landlord's items must be left in the same condition as at the start of the tenancy.

All rubbish must be removed from the property before returning it to the landlord.

All keys, security devices, and permits must be returned to the landlord at the end of the tenancy.

The tenant must notify the local authority if a residential parking permit was obtained.

The tenant is responsible for the removal and storage charges of items left on the property.

The tenant must comply with any rules and regulations required by the landlord.

Only named persons are allowed to reside at the property. The names of permitted occupiers can be added.

All smoke and carbon monoxide alarms must be checked at the start of the tenancy (applicable only in England).

Any additional terms must be complied with.

Additional Terms can be added in a text box on the last page of the Builder and will be added to the tenancy.