Can a tenancy agreement specify who pays utilities and council tax?

Yes. Property specific clauses can explain who is responsible for bills such as gas, electricity, water, council tax, broadband, and other services.

Should parking arrangements be included in the tenancy agreement?

Yes. If the property includes parking, the terms should identify the space, any restrictions, and whether parking is included in the rent.

Can outdoor spaces and shared areas be covered in tenancy terms?

Yes. The agreement should state whether the tenant may use a garden, balcony, shed, garage, or shared areas, and any related maintenance duties.

What maintenance responsibilities can be included?

Property specific terms can set out reasonable maintenance duties, such as garden care, ventilation, reporting repairs, and keeping the property clean and undamaged.

Can a landlord include a no-smoking clause?

Yes. Reasonable restrictions on smoking or vaping inside the property can be included, provided the terms are clear and lawful.

Are there limits on property specific tenancy terms in the UK?

Only reasonable and lawful rules should be included. Terms must not conflict with tenant rights, housing legislation, deposit rules, or unfair contract terms protections.

When should property specific tenancy terms be updated?

Property specific terms should be reviewed whenever the property, rent, occupants, included items, or landlord requirements change before signing a new tenancy agreement.

EN-GB>Residential>Assured Shorthold Tenancy Agreement>Property Specific Tenancy Terms UK

Property Specific Tenancy Terms In The United Kingdom

Created: 10 Jun 2026

Property specific tenancy terms help tenants and landlords understand the rules, responsibilities, and conditions that apply to a particular rental home. This guidance supports clearer agreements and is especially useful when preparing an AI Generated British Assured Shorthold Tenancy Agreement (AST Agreement).

Property term	Relevance	Inclusion pattern	Example coverage	Depends on property features
Furnished property
Furniture inventory	Records items supplied and condition at move-in.	Usually included	Sofas, beds, tables, wardrobes and existing marks.	true
Furnished item repair and replacement	Clarifies responsibility for damaged or worn supplied items.	Included if applicable	Tenant pays for damage beyond fair wear and tear.	true
Fire safety labels on upholstered furniture	Supplied upholstered furniture must meet fire safety rules.	Usually included	Sofas and mattresses must not have safety labels removed.	true
Unfurnished property
Tenant-owned furniture	Prevents unsuitable items causing damage or safety issues.	Included if applicable	No waterbeds or overloaded wardrobes without consent.	false
Furnished property
Removal of landlord furniture	Avoids loss, storage disputes and unauthorised disposal.	Included if applicable	Furniture may not be removed without written consent.	true
Appliances
Supplied white goods	Identifies which appliances are landlord-supplied.	Usually included	Fridge, freezer, washing machine, dishwasher and cooker.	true
Appliance maintenance responsibility	Allocates repairs for supplied appliances and tenant misuse.	Usually included	Landlord repairs supplied cooker unless tenant caused damage.	true
Appliance manuals and safe use	Supports safe use and reduces preventable breakdowns.	Included if applicable	Tenant must follow manuals for boiler and appliances.	true
Cooker and hob use	Reduces fire risk and cleaning disputes.	Included if applicable	No foil damage, unattended pans or blocked ventilation.	true
Extractor fans and ventilation	Helps manage condensation, damp and mould risk.	Usually included	Use bathroom and kitchen fans when cooking or showering.	true
Energy and heating
Fireplace or chimney use	Controls safety where open fires or stoves exist.	Requires careful drafting	Use only if expressly permitted and chimney is swept.	true
Wood-burning stove use	May be restricted by safety and smoke control rules.	Requires careful drafting	Use approved fuel and follow smoke control requirements.	true
Smoke control area restrictions	Limits fuels and appliances in designated areas.	Included if applicable	No unauthorised fuel in a smoke control area.	true
Central heating operation	Explains proper use of heating controls and thermostats.	Usually included	Tenant must use controls reasonably and report faults promptly.	true
Gas boiler service access	Landlords must arrange annual gas safety checks.	Usually included	Tenant must allow reasonable access for gas safety checks.	true
Electrical installation inspection access	Private rented homes need periodic electrical safety inspection.	Usually included	Tenant must allow access for EICR inspection and remedial works.	false
Smoke and carbon monoxide alarms	Covers statutory alarms and tenant reporting duties.	Usually included	Do not remove batteries report alarm faults promptly.	true
Heat network supply	Explains communal heating billing and supplier arrangements.	Included if applicable	Tenant pays metered heat charges to the heat provider.	true
Storage heater use	Avoids high bills and heating complaints.	Included if applicable	Use off-peak settings and do not obstruct heaters.	true
Prepayment meter responsibility	Clarifies topping up, debt and meter access.	Included if applicable	Tenant keeps meter in credit and must not tamper.	true
Smart meter installation or replacement	Sets consent process for changing meter arrangements.	Requires careful drafting	Tenant must notify landlord before changing meter type.	false
Solar panel system	Explains use, access and benefit of generated electricity.	Included if applicable	Tenant must not interfere with inverter or roof panels.	true
Energy performance certificate	EPC information is normally required for rented homes.	Usually included	Tenant confirms receipt of the current EPC.	false
Minimum energy efficiency standard	Private rented property generally needs minimum EPC rating.	Usually included	Tenant must allow access for lawful energy efficiency works.	false
Garden and outdoor space
Private garden use	Confirms whether the garden forms part of the letting.	Included if applicable	Tenant has exclusive use of rear garden shown in plan.	true
Shared garden use	Prevents disputes over communal outdoor space.	Included if applicable	Garden is shared with other occupiers and neighbours.	true
Garden maintenance	Allocates mowing, weeding, pruning and watering duties.	Included if applicable	Tenant keeps lawn cut landlord maintains large trees.	true
Trees and hedges	Controls safety, boundaries and specialist maintenance.	Requires careful drafting	No cutting protected or mature trees without consent.	true
Sheds, greenhouses and outbuildings	States whether structures are included, excluded or unsafe.	Included if applicable	Tenant may use shed but not locked garage store.	true
Barbeques and fire pits	Manages fire, smoke, nuisance and surface damage.	Included if applicable	No barbeques on balconies or near combustible walls.	true
Balcony or terrace use	Controls safety, nuisance and building management rules.	Requires careful drafting	No storage, barbeques or items hung over railings.	true
Ponds and water features	Addresses safety, upkeep and liability concerns.	Included if applicable	Tenant must not drain, fill or alter the pond.	true
Garden alterations	Prevents landscaping changes without agreement.	Included if applicable	No decking, paving, ponds or tree planting without consent.	true
Shared areas
Bin storage and recycling	Avoids pests, nuisance and service charge disputes.	Usually included	Use correct bins and return them after collection.	true
Communal hallway use	Keeps escape routes clear and reduces neighbour disputes.	Usually included	No bikes, shoes, prams or rubbish in corridors.	true
Shared kitchen use	Sets expectations in room-only and shared lettings.	Included if applicable	Clean surfaces after use and store food only in allocated space.	true
Shared bathroom use	Supports hygiene and access in shared accommodation.	Included if applicable	Leave bathroom clean and do not block drains.	true
Shared cleaning arrangements	Allocates cleaning duties for communal rooms.	Included if applicable	Occupiers share cleaning of kitchen, bathroom and hallway.	true
HMO common parts	HMO management rules apply to common areas and facilities.	Requires careful drafting	Keep shared areas safe, clean and unobstructed.	true
Shared laundry or utility room	Controls use of communal machines and drying areas.	Included if applicable	Use machines responsibly and remove laundry promptly.	true
Communal entrance security	Protects building security and other occupiers.	Usually included	Do not prop open security doors or share entry codes.	true
Lift use	Manages damage, removals and building rules.	Included if applicable	Use lift properly and follow move-in booking rules.	true
Parking
Allocated parking space	Confirms whether a parking right is included.	Included if applicable	Tenant may use bay 14 only for one private car.	true
Parking permits	Clarifies tenant responsibility for council or estate permits.	Included if applicable	Tenant must apply for and pay for any parking permit.	true
Garage use	Defines whether garage is included and permitted uses.	Included if applicable	Garage for domestic storage or parking, not business use.	true
Driveway use	Sets rules for private off-street parking.	Included if applicable	Do not block shared access or park on grassed areas.	true
Visitor parking	Avoids breaches of estate or building parking rules.	Included if applicable	Visitors may use marked visitor bays for short stays only.	true
Commercial vehicle parking	May conflict with lease, estate or insurance rules.	Requires careful drafting	No vans, taxis or sign-written vehicles without consent.	true
Untaxed or abandoned vehicles	Prevents storage of non-roadworthy vehicles.	Included if applicable	No SORN or abandoned vehicles on parking areas.	true
Electric vehicle charging	Controls safe charging and installation consent.	Requires careful drafting	No charging from household sockets without written consent.	true
Bicycle storage	Designates permitted bike storage locations.	Included if applicable	Bikes only in cycle store, not hallways or balconies.	true
Motorcycle or moped parking	Controls parking, noise and fuel storage issues.	Included if applicable	Motorcycles only in designated bay, not inside the property.	true
Pets
Pet consent requirement	Sets process for keeping pets at the property.	Requires careful drafting	Pets allowed only with prior written consent, not unreasonably withheld.	false
Pet damage and cleaning	Protects against stains, odours and scratching.	Included if applicable	Tenant pays for pet damage and flea treatment if needed.	false
Pet nuisance control	Addresses barking, fouling, smells and neighbour complaints.	Included if applicable	Pet must not cause noise, fouling or nuisance.	false
Assistance animals	Equality duties may affect pet restrictions.	Requires careful drafting	Assistance animal requests considered as reasonable adjustments.	false
Dangerous or prohibited animals	Prevents unlawful or high-risk animal keeping.	Usually included	No banned dogs, livestock or exotic animals.	false
Aquariums and vivariums	Controls weight, water damage and electrical risks.	Included if applicable	Large tanks need written consent and safe placement.	false
Smoking
Indoor smoking restriction	Prevents odours, staining and fire risk.	Usually included	No smoking inside the property or communal parts.	false
Vaping restriction	Addresses vapour residue and smoke alarm activation.	Included if applicable	Vaping treated like smoking in indoor areas.	false
Illegal drug use or cultivation	Protects property and prevents unlawful use.	Usually included	No cannabis smoking, cultivation or illegal drug activity.	false
Smoking on balconies or patios	Manages smoke nuisance and fire risk outside flats.	Included if applicable	No smoking on balconies if lease or building rules prohibit it.	true
Cigarette disposal	Prevents burns, litter and fire hazards.	Included if applicable	No cigarette ends thrown from windows or into gardens.	false
Access arrangements
Keys, fobs and access codes	Controls issue, replacement and return of access devices.	Usually included	Return all keys and fobs at the end of tenancy.	true
Changing locks	Balances tenant security and landlord emergency access.	Requires careful drafting	No lock changes without consent except urgent security needs.	false
Routine inspection access	Permits inspection with notice for repair obligations.	Usually included	Landlord gives at least 24 hours notice for inspections.	false
Emergency access	Allows urgent entry to protect life or property.	Usually included	Immediate access for fire, flood, gas leak or serious danger.	false
Contractor access for repairs	Enables repairs, servicing and compliance works.	Usually included	Tenant must cooperate with reasonable repair appointments.	false
Burglar alarm system	Sets use, codes and false alarm responsibilities.	Included if applicable	Tenant must keep alarm code confidential and report faults.	true
Doorbell camera or CCTV	May raise privacy and data protection issues.	Requires careful drafting	No cameras covering communal areas without consent and compliance.	true
Meter cupboard access	Ensures access for readings, safety and utilities.	Included if applicable	Do not obstruct meter cupboards or service risers.	true
Loft or attic access	Clarifies whether loft storage is permitted.	Included if applicable	Loft excluded except for access to water tank or repairs.	true
Cellar or basement access	Defines excluded or restricted storage areas.	Included if applicable	Basement plant room is excluded from tenant use.	true
Roof access restriction	Prevents safety risks and roof damage.	Usually included	No roof access except in emergency or with consent.	true
Shared areas, Access arrangements
Room-only tenancy boundaries	Identifies exclusive room and shared facilities.	Requires careful drafting	Exclusive use of bedroom 2 plus shared kitchen and bathroom.	true
Shared areas, Parking, Pets, Smoking
Head lease and building rules	Tenant must follow superior lease and management rules.	Requires careful drafting	Comply with rules on pets, parking, noise and common parts.	true
Unfurnished property
Internal alterations and fixtures	Prevents unauthorised changes to walls and fittings.	Usually included	No shelves, TV brackets or redecorating without consent.	false
Furnished property, Unfurnished property
Floor coverings and carpets	Addresses stains, burns, noise and replacement disputes.	Usually included	Use protectors and do not lift carpets without consent.	true
Curtains, blinds and window coverings	Clarifies supplied items and alteration limits.	Included if applicable	Do not replace blinds or drill curtain poles without consent.	true
Energy and heating
Condensation and mould prevention	Sets reasonable heating, ventilation and reporting duties.	Usually included	Ventilate rooms and report persistent mould promptly.	false
Appliances
Water softener or filter system	Allocates consumables and maintenance of installed system.	Included if applicable	Tenant tops up salt and reports leaks or faults.	true
Garden and outdoor space
Septic tank or private drainage	Sets use restrictions for non-mains drainage.	Requires careful drafting	No wipes, grease or chemicals into private drainage system.	true
Energy and heating
Oil tank and fuel ordering	Clarifies fuel level, ordering and spill reporting.	Requires careful drafting	Tenant maintains agreed oil level and reports leaks immediately.	true
LPG tank or cylinders	Controls safe use and supply of LPG heating or cooking.	Requires careful drafting	Use approved cylinders only and follow supplier safety rules.	true
Garden and outdoor space
Swimming pool or hot tub	Addresses safety, maintenance, water and energy costs.	Requires careful drafting	No hot tub installation without consent and safety checks.	true
Energy and heating
Air conditioning units	Controls use, servicing and unauthorised installation.	Included if applicable	No fixed air conditioning units without written consent.	true

What Property-Specific Terms Should An Assured Shorthold Tenancy Include?

A UK residential tenancy agreement should not only identify the property and rent; it should also reflect how the property is actually used. Terms for furniture, shared areas, gardens, parking, pets, smoking, appliances, heating and access reduce disputes because they turn property features into clear obligations.

When Do Property Features Need Extra Drafting?

Shared homes need precise access and responsibility clauses. Kitchens, bathrooms, corridors, bins, cleaning and visitor use should be dealt with expressly, especially in HMOs or room-only lettings.
Furnished lettings should include an inventory. Furniture, appliances and condition evidence help distinguish fair wear and tear from tenant damage at checkout.
Outdoor and parking rights should be specific. A tenancy should say whether a garden, shed, driveway, garage, EV charger or allocated bay is included, shared or excluded.
Pet terms need careful wording. Blanket bans may be problematic in practice; agreements often require prior written consent, conditions on damage, cleaning and nuisance, and compliance with any superior lease.
Landlord access must respect quiet enjoyment. Repair, inspection, gas safety and smoke alarm access clauses should usually require notice except in emergencies.

Which Terms Are Most Legally Sensitive In The UK?

Safety-related terms are high priority. Gas safety, electrical safety, smoke alarms and carbon monoxide alarms are linked to statutory duties and should not be treated as optional house rules.
Fees and deposits must be drafted carefully. Clauses about keys, cleaning, damage, pets or utilities should not create prohibited tenant fees under the Tenant Fees Act 2019.
Energy and heating clauses should reflect actual systems. If the property has a heat network, prepayment meter, storage heaters, solar panels or smart meter, the agreement should explain responsibility for use, payment and access.

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FAQs

What are property specific tenancy terms in the United Kingdom?

Property specific tenancy terms are clauses tailored to a particular rental property, such as its address, included furnishings, parking, garden use, utilities, and any special house rules.

Why are property specific terms important in a tenancy agreement?

What property details should be included in an Assured Shorthold Tenancy Agreement?

Should furniture and contents be listed in the tenancy terms?

Can tenancy terms include rules about pets?

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