Out of Season Letting of Holiday Flat – Assured Shorthold Tenancy Agreement

AST – Out of Season Letting for Holiday Flat

PROP.HOL.39
This AST – Out of Season Letting for Holiday Flat should be used where a Landlord wishes to grant a residential tenancy of a furnished holiday flat outside of holiday season. The tenancy can have a term of up to 8 months.

Out-of-season lettings of holiday accommodation receive special treatment under the Housing Act 1988. It is easier for a landlord to regain possession of the property than it is with a standard assured shorthold tenancy (AST). The Landlord can obtain possession at any time by serving a Section 8 Notice, so long as the tenancy agreement includes a notice advising the tenant that possession may be sought. The flat must have been occupied at some time within the previous 12 months by virtue of a right to occupy it for a holiday.

The Tenancy Agreement complies with the Housing Act and the Tenancy Deposit legislation and takes account of the OFT’s 2005 Guidance on unfair terms in tenancy agreements.

Although the majority of private lettings are ASTs, there are some residential tenancies that cannot be assured shortholds. The main exclusions are lettings to companies or other non-natural persons (the tenant under an AST must be one or more individuals), high value properties (where the annual rent exceeds £100,000), lettings where the tenant does not occupy the property as his only or principal home (e.g. a second home) and resident landlords. Lettings such as these are contractual tenancies – see the Contractual Tenancy Agreement.

If the Landlord requires a guarantor for the Tenant, e.g. because the Tenant does not have a satisfactory credit history or references, the Tenancy Agreement Guarantee should be used in addition.

The Tenancy Agreement sets out the main details at the beginning, being the parties’ names, the address of the property, the term and the monthly rent. An Inventory should be completed and attached to the Tenancy Agreement to record the condition of the property and the furniture and contents.

Clause 1 is the grant of the tenancy. This clause contains a notice stating that the Landlord reserves the right to recover possession of the Property under ground 3 of Schedule 2 to the Housing Act 1988.

Clause 2 contains standard legal interpretation clauses.

Clause 3 deals with the Tenancy Deposit. The amount of the Deposit should be inserted in clause 3.1. In clause 3.4 the Landlord must specify whether the Deposit will be protected in an insurance scheme or a custodial scheme. Please see the Guidance on Tenancy Deposit Protection for Assured Shorthold Tenancies for details of the different schemes and the procedural steps the Landlord must take. Please note that this clause should not be used if the Landlord is protecting the Deposit in the Tenancy Deposit Scheme (one of the insurance schemes). That scheme has its own clause which should be substituted – please see the Prescribed Information and Clauses document on the TDS website: http://www.tds.gb.com/agents-and-landlords-documents-and-forms.html.

Clause 4 contains the Tenant’s covenants. These cover payment of rent and other outgoings (Council Tax and utilities), repair and maintenance, use, allowing the Landlord access for inspections and end-of-tenancy arrangements. Clause 4 includes covenants requiring the Tenant to observe the terms of the Landlord’s insurance policy and any title documents such as a superior lease. These covenants will only have effect if the Landlord has given the Tenant copies of the relevant documents.

Clause 5 provides for interest to be paid on overdue rent.

Clause 6 is the forfeiture clause. This allows the Landlord to forfeit (i.e. bring to an end) the tenancy if the rent is at least 21 days overdue or if there has been a substantial breach of any of the Tenant’s obligations. Landlords should note that it will still be necessary to go to court in order to obtain possession of the property; the forfeiture clause does not have quite the effect it purports to have but it is important to have the clause in the Tenancy Agreement, otherwise the court will be unable to order possession during the fixed term of the tenancy.

Clause 7 contains the Landlord’s covenants. These cover quiet enjoyment (the right of the Tenant to use the property without interference) and repair.

Clause 8 is an optional break clause for each party. Landlords should note that, as well as serving a notice to exercise the break, they must also serve a notice under section 21 of the Housing Act 1988. The break notice will only bring the fixed term of the tenancy to an end. A section 21 notice is needed in respect of the periodic tenancy which will automatically arise once the fixed term has ended.

Clause 9 will contain the parties’ addresses for service of documents. Section 48 of the Landlord and Tenant Act 1987 provides that rent is not lawfully due from a Tenant unless the Landlord has provided him with an address where notices are served. It is vital that the Tenant is given an up to date address for the Landlord.

Clause 10 is a jurisdiction clause.

Optional phrases / clauses are enclosed in square brackets. These should be read carefully and selected so as to be compatible with one another. Unused options should be removed from the document.

This template is duplicated in our Residential Landlords/Ownersfolder under "Assured Shorthold Tenancies".

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