1.1 In these Terms and Conditions, unless the context otherwise requires:

“APT” means the Assured Periodic Tenancy introduced under the Renters’ Rights Act 2025, which replaces the former Assured Shorthold Tenancy and continues on a rolling periodic basis without a fixed end date;

“Client Money Protection Scheme” means the scheme under which the Agent holds client money belonging to the Landlord, as required by law;

“Commencement Date” means the date on which this Agreement is entered into;

“HMO” means a House in Multiple Occupation as defined in the Housing Act 2004;

“Introduction Period” means the period of 8 weeks following the Commencement Date during which the Landlord has appointed the Agent on a sole agency basis;

“Management Period” means the period during which a tenancy is in force at the Property and the Agent provides ongoing Property Management Services;

“Platform” means the Agent’s online landlord portal, CRM system, and any associated software made available to the Landlord as part of the Services;

“Portals” means the third‑party property listing websites used by the Agent, as listed in Clause 3.2(a);

“Property” means the residential property whose address is set out at the head of this Agreement;

“Redress Scheme” means the government-approved alternative dispute resolution scheme of which the Agent is a member;

“Renters’ Rights Act 2025” means the Renters’ Rights Act 2025 which received Royal Assent on 27 October 2025 and came into force on 1 May 2026;

“Rent” means the monthly rental amount agreed between the Landlord and the Tenant;

“Services” means the Property Management Services (which include Tenant Find Services) selected by the Landlord, as further described in these Terms and Conditions;

“Tenant” means the person or persons who rent the Property under a tenancy agreement arranged by the Agent.

1.2 Headings are for convenience only and shall not affect interpretation. References to clauses are to clauses of these Terms and Conditions.

2. Basis of Agreement

2.1 These Terms and Conditions, signed by both parties, form the entire binding contract between the Landlord and the Agent.

2.2 This Agreement shall commence on the Commencement Date and shall continue unless terminated in accordance with its terms.

2.3 The Agent shall act as the Landlord’s agent in respect of Property Management Services (which include Tenant Find Services) during any tenancy period. The precise Services to be provided shall be as agreed in writing between the parties (including by email, text message, or WhatsApp).

2.4 The Landlord acknowledges that the Agent relies on the terms of this Agreement and will enter into agreements with third parties and incur costs on the strength of these terms.

3. Appointment and Services

3.1 Upon signature of this Agreement, the Landlord appoints the Agent to act on an agency basis in connection with the letting and management of the Property on the terms set out in this Agreement.

3.2 Tenant Find Services (included in all management packages): The Agent shall:

(a) Market the Property on major property portals including Zoopla, OnTheMarket, and PrimeLocation.com (the “Portals”);

(b) Conduct viewings (either by the Landlord or by the Agent, as separately agreed);

(c) Carry out tenant referencing and right-to-rent checks as required by law, including anti‑money laundering checks. Tenant referencing is chargeable – the current fee is published on the Agent’s website at www.pm4u.co.uk;

(d) Prepare and execute the tenancy agreement in accordance with the Renters’ Rights Act 2025 (which must be an APT with no fixed end date);

(e) Tenancy Deposit: Register the Tenant’s deposit with a government‑approved deposit protection scheme within 30 days of receipt. The Agent shall provide the prescribed information to the Tenant and Landlord within the same 30‑day period. The Landlord irrevocably authorises the Agent to act as their agent for the purposes of complying with the deposit protection legislation;

(f) Provide the Landlord and Tenant with the required statutory documentation including the “How to Rent” guide, gas safety certificate, electrical safety certificate, Energy Performance Certificate (EPC) and the Renters’ Rights Act Information Sheet where required;

(g) Inventory Preparation: The Agent can arrange a Check in or Check Out Inventory, if required, at an additional cost – the current fee is published on the Agent’s website at www.pm4u.co.uk, payable on instruction by the Landlord.

3.3 Property Management Services (Standard): In addition to Tenant Find Services, the Agent shall:

- Collect Rent from the Tenant and forward it to the Landlord in accordance with the fee structure set out in these Terms and Conditions (subject to the Tenant Fees Act 2019 and the Renters’ Rights Act 2025 restrictions);

- Carry out one periodic property inspection annually included in your package. Extra ones if required will be at a fee of £69 each;

- Manage and enforce compliance with statutory obligations on behalf of the Landlord, including gas safety, electrical safety, fire safety and energy performance requirements;

- The Landlord is responsible for registering themselves and the Property with the Private Rented Sector Database when it becomes operational (see Clause 11.2). The Agent may provide reasonable assistance but shall not be liable for the Landlord’s failure to register;

- The Landlord is responsible for compliance with the mandatory Landlord Ombudsman Scheme when it becomes operational (see Clause 11.2).

3.4 Exclusivity: The Landlord agrees to give the Agent sole agency for a period of 8 weeks (the “Introduction Period”). During this period, the Landlord shall not instruct any other agent to market the Property or find a tenant, nor shall the Landlord seek to find a tenant directly. The Agent will be entitled to its fees if the Property is let during this period to any tenant introduced by any person other than the Agent.

3.5 Advertising Portals & Property Listings

3.5.1 The Landlord acknowledges that the Portals are third‑party platforms not owned or operated by the Agent. The Agent shall not be liable for any errors, omissions, downtime, or technical failures of any Portal, nor for any delay in or failure of listing the Property on any Portal.

3.5.2 The Landlord agrees that all property listings shall contain a specific advertised rental price. No rental bidding (as defined in the Renters’ Rights Act 2025) shall take place, and the Landlord shall not accept any offer of Rent above the advertised price. The Landlord shall promptly notify the Agent of any inaccuracies in any listing.

3.5.3 The Landlord shall provide the Agent with all material information required for the Property listing (as defined by the Consumer Protection from Unfair Trading Regulations 2008) before any advertisement is published. The Landlord shall be responsible for the accuracy and completeness of all information provided.

3.6 Access to PM4U Online Platform & CRM

3.6.1 The Agent may provide the Landlord with access to the Platform as part of the Services. Access is granted on a non‑exclusive, non‑transferable, revocable basis for the duration of this Agreement and solely for the purpose of managing the Property and receiving the Services.

3.6.2 The Landlord is responsible for maintaining the confidentiality of any login credentials and for all activities that occur under the Landlord’s account. The Landlord shall immediately notify the Agent of any unauthorised access or security breach.

3.6.3 The Agent shall use reasonable endeavours to ensure the Platform is available, but does not guarantee uninterrupted or error‑free operation. The Agent may suspend access for scheduled maintenance, emergency repairs, or where required by law, giving as much notice as practicable.

3.6.4 All intellectual property rights in the Platform remain the exclusive property of the Agent or its licensors. The Landlord shall not copy, modify, reverse‑engineer, or create derivative works of the Platform.

3.7 Disclaimer of Warranties (Platform & Portals)

The Platform and the Portals are provided on an “as is” and “as available” basis. To the fullest extent permitted by law, the Agent makes no representations or warranties of any kind, express or implied, regarding the operation or availability of the Platform or any Portal, nor the accuracy or completeness of any information displayed on them. This disclaimer does not affect the Agent’s obligation to provide the Services with reasonable care and skill under Clause 5.1.

3.8 HMO Property Management Services (Standalone Package)

3.8.1 The HMO package is a standalone property management package and is not part of the Silver, Gold or Platinum Packages. Where the Landlord has selected the HMO package, the Agent shall provide the following Property Management Services:

- Manage the Property on a room‑by‑room basis, including tenant find for each room;

- Ensure compliance with all HMO licensing requirements (including mandatory and additional licensing schemes);

- Arrange for the display of HMO licence and safety certificates as required by law;

- Manage compliance with the Management of Houses in Multiple Occupation (England) Regulations 2006 (waste storage, fire safety, amenity standards);

- Coordinate periodic HMO inspections with the local authority where required;

- Provide a 24‑hour dedicated phone line for emergency repairs, with fixed authorised budgets to allow immediate work without needing to contact the Landlord outside of business hours.

3.8.2 For HMO properties, the monthly Management Fee is £79 to manage the whole property, plus £69 per occupied room (monthly). The Landlord will be billed monthly for each occupied room while it is tenanted, plus the base fee of £79 per month.

3.8.3 The HMO package includes Rent Guarantee and Legal Costs Insurance on the same terms as those offered with the Platinum Package, as set out in Clause 6.9. The Landlord acknowledges and agrees that the Agent acts only as an intermediary in arranging such insurance, and that the insurance is subject to the Insurer’s own terms, conditions, exclusions, and limits of cover.

3.8.4 The Landlord acknowledges that obtaining and maintaining a valid HMO licence (where required by the local authority) is the Landlord’s sole responsibility. The Landlord must apply for and arrange the HMO licence directly with the relevant local council. The Landlord warrants that the Property holds a valid HMO licence (where required) and that all conditions of that licence are and will remain satisfied. The Landlord shall provide a copy of the HMO licence to the Agent before any tenant is placed.

3.8.5 As part of the HMO Package, the Agent shall either carry out or arrange for the following routine safety checks:

(a) Weekly checks of all smoke alarms and carbon monoxide alarms in the Property (as required by the Management of Houses in Multiple Occupation (England) Regulations 2006);

(b) Monthly checks of emergency lighting systems (where installed) to ensure they are fully operational.

These checks are included within the monthly Management Fee for the HMO Package and are not subject to additional charges under Clause 3.9.

3.8.6 Emergency Breakdown Cover Recommendation: For HMO properties, the Agent strongly recommends that the Landlord maintains valid emergency breakdown cover (including, where applicable, cover for heating, electrical, plumbing, and drainage emergencies) to ensure that urgent issues can be dealt with quickly and without delay. The Agent can provide suggestions of reputable companies that the Agent has previously worked with, but the Landlord is free to choose any provider. The Agent accepts no liability for the performance or sufficiency of any third‑party breakdown cover arranged by the Landlord.

3.8.7 Application of Early Tenant Departure Rules to HMO Properties: The provisions set out in Clause 6.6.3 (Early Tenant Departure) shall apply to each individual room and tenancy within an HMO property as if each room were a separate property. Accordingly, if a tenant vacates a room before the first 12 months of that tenancy have been completed, the same fee and payment structures (including the £499 tenant find fee for departures before month 8, and the remaining balance payment for departures in months 8‑12) shall apply to that room. The monthly payments for that specific room will be paused until a replacement tenant is found, and a new 12‑month minimum term will commence for that room upon re‑letting.

3.9 Additional Property Inspections

Where the Landlord requests additional property inspections beyond the one provided annually under the Silver, Gold or Platinum Packages, a fee of £69 shall be payable per additional inspection.

For the avoidance of doubt, this clause does not apply to the HMO Package. Routine checks for HMO properties (including weekly alarm tests and monthly emergency lighting checks) are provided as part of the HMO Package under Clause 3.8.5 and are not charged as additional inspections.

3.10 Repair Management

3.10.1 The Agent provides a repair management service on behalf of the Landlord on the Silver, Gold, Platinum and HMO Packages. The Agent shall organise and arrange for repairs to be carried out on the Landlord’s behalf.

3.10.2 The Agent shall arrange repairs with the Landlord. The Landlord should provide the Agent with details of their own preferred contractors. If the Landlord does not provide such details, the Agent shall source contractors locally and provide a quote to the Landlord for approval before any work commences.

3.10.3 Emergency Repair Authority: If the Agent is unable to contact the Landlord within a reasonable amount of time (having made reasonable attempts to do so by telephone, email, and text/WhatsApp), the Agent shall have the authority to approve quotes up to £350 on the Landlord’s behalf for urgent repairs that are necessary to prevent further damage to the Property, protect the health and safety of the Tenant, or comply with statutory obligations.

3.10.4 The terms of any payment for any maintenance or repairs will be communicated to the Landlord from time to time.

3.10.5 Disclaimer for Third‑Party Contractors: The Agent acts as the Landlord’s agent when engaging third‑party contractors. The Agent will use reasonable skill and care in selecting contractors but accepts no liability for the quality of work, resolution of disputes, or any damages, losses or costs incurred as a result of the acts or omissions of any such third‑party contractor.

3.10.6 Missed Appointment Charges: The Agent will make commercially reasonable efforts to recover any third‑party costs incurred (including call‑out or cancellation fees) from the party (Landlord or Tenant) who caused the missed appointment. The Landlord agrees to indemnify the Agent for such costs if the Agent is unable to recover them from the Tenant.

3.11 Suspicious Listings

3.11.1 The Agent reserves the right to withdraw any property listing from the Portals (and to terminate this Agreement in respect of the Services) without offering any refund of fees already paid, for any of the following reasons:

(a) If it is deemed by the Agent that there are misleading circumstances with any registration for any of the Agent’s services (including, without limitation, false or inaccurate information provided by the Landlord about the Property, its condition, its legal status, or any material fact that would affect a Tenant’s decision);

(b) If the Agent discovers that the Property has been listed for any reason other than to find a genuine prospective Tenant (including, without limitation, for the purposes of data collection, advertising, research, or any other commercial or non-bona fide purpose);

(c) If the Landlord is unwilling to provide access to the Property for viewings to prospective tenants (including repeatedly cancelling or refusing agreed viewing appointments without good reason);

(d) If the Landlord provides false or misleading information during the referencing or onboarding process;

(e) If the Property is found to be unlettable due to legal, safety, or compliance issues that the Landlord fails to remedy within a reasonable time;

(f) If the Landlord engages in any discriminatory or illegal practice in connection with the proposed letting (including, without limitation, refusing to consider tenants in receipt of benefits or with children, or engaging in rental bidding) – see also Clause 4.1 for the Landlord’s warranties in this regard;

(g) If the Landlord attempts to bypass the Agent by letting the Property directly to a tenant introduced by the Agent (or by using a third party to do so) during the Introduction Period or within a reasonable period thereafter.

3.11.2 The Agent shall notify the Landlord in writing of any withdrawal under this Clause 3.11, giving reasons. The Landlord shall not be entitled to any refund of fees already paid, and the Agent may also recover any costs incurred in relation to the listing up to the date of withdrawal.

3.11.3 For the avoidance of doubt, this Clause 3.11 does not affect the Landlord’s statutory rights.

3.12 Agency Status: The Agent acts as the Landlord’s agent in all dealings with third parties, including contractors and prospective tenants. All contracts entered into by the Agent on the Landlord’s behalf are binding on the Landlord as principal.

4. Landlord’s Obligations and Warranties

4.1 The Landlord warrants and undertakes that:

- The Landlord has the legal right to let the Property, including all necessary consents from any mortgage lender or superior landlord;

- The Landlord has obtained all necessary insurance policies in respect of the Property as required by law (buildings insurance where applicable; contents insurance is not a legal requirement and is the Landlord’s optional choice), and that such policies are adequate for the Property;

- The Landlord is responsible for obtaining, at their own cost, all applicable safety checks (including EPC, Gas Safety, and Electrical Safety certificates) as required by law. The Agent may arrange these checks on the Landlord’s behalf, but the cost shall be payable by the Landlord;

- The Property complies with all relevant statutory requirements including (without limitation):

- Gas Safety (Installation and Use) Regulations 1998 (annual gas safety certificate);

- Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020 (five‑yearly EICR);

- Furniture and Furnishings (Fire Safety) Regulations 1988 (as amended);

- Smoke and Carbon Monoxide Alarm Regulations 2015 (alarms on each storey);

- Energy Efficiency (Private Rented Property) (England and Wales) Regulations 2015 (minimum EPC rating E);

- The Decent Homes Standard for the Private Rented Sector (see Clause 11.2 for implementation date);

- (If the HMO package is selected) The Management of Houses in Multiple Occupation (England) Regulations 2006 and any applicable HMO licensing scheme;

- The Landlord has served all relevant notices, obtained all relevant certificates, and paid all taxes (including income tax on rental income) in relation to the Property;

- The Landlord will promptly provide the Agent with any information or documents reasonably required to perform the Services, including all statutory certificates;

- The Landlord will maintain the Property in good repair and condition, and will keep the Property free from hazards including damp and mould (as required by the extension of Awaab’s Law to the private rented sector under the Renters’ Rights Act);

- The Landlord will not discriminate against a tenant on any prohibited ground (including on the basis of benefits receipt or having children) as required by the Renters’ Rights Act 2025 (see also Clause 3.11.1(f));

- The Landlord will not request rent in advance of the tenancy being entered into (unless the Tenant voluntarily offers to do so after signing the tenancy agreement) as required by the Renters’ Rights Act 2025;

- The Landlord will not engage in rental bidding or accept any offer of Rent above the advertised asking rent as required by the Renters’ Rights Act 2025 (see also Clause 3.11.1(f));

- The Landlord will reasonably consider any tenant request to keep a pet and will not unreasonably refuse such a request, in accordance with the Renters’ Rights Act 2025.

4.2 The Landlord shall indemnify the Agent against all claims, costs, damages, losses and expenses (including legal expenses) suffered or incurred by the Agent arising out of or in connection with the Landlord’s breach of these Terms and Conditions or any misrepresentation, inaccuracy or omission in any information provided to the Agent.

5. Agent’s Obligations and Limit of Liability

5.1 The Agent shall provide the Services with reasonable care and skill and in accordance with applicable law.

5.2 The Agent shall:

- Hold all client money received on behalf of the Landlord in a designated client account and in accordance with the Client Money Protection Scheme (UKALA) rules;

- Be a member of a government‑approved Redress Scheme (the Property Redress Scheme) and a Client Money Protection Scheme;

- Be registered with the Information Commissioner’s Office (ICO) as a data controller;

- Display its fees and charges on its website and in its office in compliance with the Consumer Rights (Payment Surcharges) Regulations 2012 and Tenant Fees Act 2019;

- Comply with all applicable statutory and regulatory requirements.

5.3 Limitation of Liability: Nothing in this Agreement limits or excludes the Agent’s liability for (a) death or personal injury caused by its negligence; (b) fraud or fraudulent misrepresentation; (c) any liability that cannot be limited or excluded by applicable law. Subject to the foregoing:

- The Agent’s total liability to the Landlord under or in connection with this Agreement shall be limited to the amount of fees paid by the Landlord to the Agent in the preceding 12 months;

- The Agent shall not be liable for any consequential, indirect or special losses; loss of profit, revenue, business, anticipated savings or goodwill; or any loss that is not directly attributable to the Agent’s breach.

5.4 Third Party Services: The Agent may engage third parties (including contractors, tradespersons, referencing agencies and portal providers) to provide part of the Services. The Agent shall use reasonable care in selecting any such third party but shall not be liable for the acts or omissions of any such third party beyond the Agent’s reasonable control.

6. Fees, Charges and Payment

6.1 Management Fee: The Landlord shall pay the monthly Management Fee as set out in the Package Selection table at the end of this Contract (based on the package chosen by the Landlord and, for the Platinum Package, based on the monthly Rent amount as confirmed by the Landlord). For the HMO package, the fee is calculated as set out in Clause 3.8.2. Any changes to the Management Fee after the Commencement Date shall be subject to Clause 6.5 (30 days’ written notice). The fees published on the Agent’s website from time to time are for general information only and do not override the fee agreed in this Contract unless varied in accordance with Clause 6.5.

6.2 Renewal Fees: The Landlord acknowledges that it has been advised of the Agent’s Zero Renewal Fees policy (as advertised on the Agent’s website). In light of the Renters’ Rights Act 2025 and the introduction of periodic assured tenancies without fixed end dates, no renewal commission shall be payable to the Agent. The Act abolishes fixed‑term tenancies, replacing them with rolling APTs, and the Agent confirms that renewal fees will not be charged for any continuation or extension of a tenancy after the initial term.

6.3 Refund of Fees: If a tenant withdraws before completion of the tenancy agreement through no fault of the Agent, the Agent will not charge for its own abortive work. However, any third‑party costs incurred by the Agent on the Landlord’s behalf (including, without limitation, tenant referencing fees as set out in Clause 6.7) shall remain payable by the Landlord and are non‑refundable.

6.4 Invoicing and Payment: Invoices are payable within 14 days of the date of invoice. Interest at the rate of 8% per annum above the Bank of England base rate may be charged on any overdue payments under the Late Payment of Commercial Debts (Interest) Act 1998.

6.5 The Agent reserves the right to adjust fees from time to time upon giving the Landlord not less than 30 days’ written notice.

6.6 Management Plan – Terms for Packages

6.6.1 All Packages (Silver, Gold, Platinum, HMO) include Tenant Find as part of the monthly Management Fee. No separate tenant find fee is payable for the initial tenant find. (However, see Clause 6.6.3(a) for a fee that applies if the tenant leaves before month 8.)

6.6.2 Minimum Term & Payment upon Tenant Find: When the Agent finds a tenant for the Landlord, the Landlord agrees to a minimum contract period of 12 months at the monthly price of the chosen package. The Landlord will be billed monthly for the full 12‑month minimum term. If the Agent does not find a tenant, the Landlord owes nothing and may terminate this Agreement without penalty.

6.6.3 Early Tenant Departure (within the first 12 months): If the tenant moves out before the initial 12‑month period has been completed:

(a) If the tenant moves out before month 8 (i.e., within the first 7 complete months of the tenancy), a £499 tenant find fee (which the parties agree is a genuine pre‑estimate of the Agent’s costs of finding a replacement tenant) shall apply to locate a replacement tenant. The Landlord’s monthly payments will be paused from the date the previous tenant vacates until a new tenant moves in. Once a new tenant is in place, monthly payments will resume and must be made for a further minimum of 12 consecutive months.

(b) If the tenant moves out in month 8, 9, 10, 11 or 12 (i.e., after month 8 but before the end of the initial 12‑month period), the Landlord shall immediately settle the remaining balance of the original 12‑month minimum term (i.e., pay the total of any unpaid monthly instalments covering the period from the tenant’s departure date to the end of the original 12 months). After this balance is paid in full, the Agent will begin searching for a replacement tenant. No additional tenant find fee is payable in this scenario. Once a new tenant is in place, a new 12‑month minimum term shall begin, and the Landlord will be billed monthly for that new term.

(c) For all early departure scenarios, the Landlord’s monthly payments will be paused from the date the previous tenant vacates until a new tenant moves in (except where sub‑clause (b) applies and the balance is settled in full, after which payments resume upon a new tenancy).

6.6.4 Landlord chooses not to find a new tenant: If the tenant moves out during the initial 12‑month period and the Landlord does not wish the Agent to find a replacement tenant, the Landlord must immediately settle the remaining balance of the original 12‑month minimum term (i.e., pay the total of any unpaid monthly instalments covering the period from the tenant’s departure date to the end of the original 12 months). After this balance is paid in full, no further monthly payments are due until a new tenant find is requested.

6.6.5 Renewal after a Full 12‑Month Period with the Same Tenant: If the same tenant remains in the property for the entire 12‑month period, the Landlord becomes entitled to the next tenant find at no additional cost (i.e., one free tenant find for the following 12‑month cycle, included in the package).

6.6.6 Platinum Package – Additional Benefits: Where the Landlord has selected the Platinum Package, the Agent shall provide, in addition to the Tenant Find and Property Management Services:

- Full Rental Cover – up to the monthly Rent amount, subject to the third‑party insurer’s terms and conditions;

- Full Legal Costs Cover – including court fees, bailiff costs, and legal representation for possession proceedings subject to the third‑party insurer’s terms and conditions.

The full terms of the Rent Guarantee and Legal Costs Cover are set out in separate policy documents, which will be supplied to the Landlord upon request and are incorporated by reference into this Agreement.

6.7 Tenant Referencing Fees

6.7.1 For each prospective tenant introduced to the Property, the Agent will carry out a tenant reference check (including, where applicable, credit checks, affordability assessments, right‑to‑rent verification and previous landlord references).

6.7.2 The fee for each tenant reference check is as published on the Agent’s website at www.pm4u.co.uk. This fee shall be payable by the Landlord to the Agent for each reference check carried out, regardless of whether the prospective tenant passes or fails the reference check or whether a tenancy agreement is ultimately entered into.

6.7.3 The Agent reserves the right to update the referencing fee from time to time. Any changes to the fee will be published on the Agent’s website, and the fee applicable at the time the reference check is requested shall apply.

6.7.4 For the avoidance of doubt, the Landlord acknowledges and agrees that:

(a) The referencing fee is a charge to the Landlord and is not a prohibited payment under the Tenant Fees Act 2019, as the Act prohibits charging such fees to tenants only;

(b) The fee is payable upon the Agent commissioning the reference check, and the Agent is not required to wait until the reference result is known before issuing an invoice;

(c) The Landlord shall remain liable for the referencing fee even if the Landlord decides not to proceed with a prospective tenant for any reason, or if the prospective tenant withdraws their application before the reference check is completed or a tenancy agreement is signed;

(d) The Agent may, in its sole discretion, require payment of the referencing fee in advance before commencing the reference check.

6.8 Fees for Issuing Statutory Notices (Section 8 and Section 13)

6.8.1 Where the Landlord requests the Agent to issue a Section 8 notice (seeking possession of the Property on grounds set out in the Housing Act 1988, as amended by the Renters’ Rights Act 2025) or a Section 13 notice (proposing a rent increase under an assured periodic tenancy), the Agent shall be entitled to charge a fee for preparing and serving such notice.

6.8.2 The fee for issuing a Section 8 notice or a Section 13 notice shall be as published on the Agent’s website at www.pm4u.co.uk at the time the notice is issued. The Landlord shall be notified of the applicable fee before the Agent commences work on the notice.

6.8.3 The Landlord acknowledges that:

(a) The Agent is not obliged to issue a Section 8 or Section 13 notice unless the Landlord has provided all necessary information and grounds to support the notice;

(b) The fee is payable regardless of whether the notice is subsequently withdrawn, challenged by the tenant, or results in possession proceedings or a rent increase;

(c) The fee covers the preparation, completion, and service of the notice only. Any additional legal work (including representation at court or tribunal) may be subject to separate charges, which will be notified to the Landlord in advance.

6.9 Rent Guarantee & Legal Costs Insurance – Third Party Provision

6.9.1 Where the Landlord has selected the Platinum Package or the HMO Package (or where the Agent has agreed to arrange Rent Guarantee and/or Legal Costs Insurance for the Landlord under any other package for a one‑off charge), the Agent shall arrange such insurance through a third‑party insurer (the “Insurer”).

6.9.2 The Landlord acknowledges and agrees that:

(a) The Agent is not the insurer. The Rent Guarantee and Legal Costs Insurance is provided by a third‑party Insurer, and the Agent acts only as an intermediary in arranging the insurance on the Landlord’s behalf;

(b) The insurance is subject to the Insurer’s own terms, conditions, exclusions, and limits of cover (the “Insurer’s Terms”). The Landlord shall be provided with a copy of the Insurer’s Terms upon request or at the time the insurance is arranged;

(c) The Landlord and the Agent agree to be bound by the Insurer’s Terms in all respects, including any decisions made by the Insurer regarding coverage, claims handling, eligibility, and payouts;

(d) The Agent has no authority to vary, waive, or override any provision of the Insurer’s Terms or to make any binding determination on behalf of the Insurer regarding any claim;

(e) The Agent shall not be liable for any refusal, reduction, or delay in payment of any claim by the Insurer, nor for any act or omission of the Insurer, provided that the Agent has used reasonable care in selecting the Insurer.

6.9.3 The Landlord agrees to provide all information and documentation reasonably required by the Insurer to process any claim under the Rent Guarantee or Legal Costs Insurance. Failure to do so may result in the Insurer rejecting or reducing a claim, for which the Agent shall have no liability.

6.9.4 Claim Handling Fee: In the event that the Landlord makes a claim under the Rent Guarantee or Legal Costs Insurance arranged by the Agent, and the Agent provides assistance in preparing, submitting, or pursuing such claim, the Agent shall be entitled to a fee of 10% of the amount successfully recovered (whether paid by the Insurer, the Tenant, or any other party) in respect of that claim. Before providing any assistance, the Agent shall notify the Landlord in writing of this fee. By proceeding with the claim, the Landlord is deemed to have accepted these terms. This fee is in addition to any amounts payable to the Insurer and covers the Agent’s administrative and professional costs in handling the claim. The fee shall be deducted from the recovered amount before the balance is remitted to the Landlord.

6.10 Deposit Resolution Claims

6.10.1 Where the Agent acts on the Landlord’s behalf to make a claim against the Tenant’s deposit (including adjudication through a government‑approved deposit protection scheme or negotiation with the Tenant), the Agent shall be entitled to charge a fee for administering the deposit resolution process.

6.10.2 The fee shall be calculated as 10% of the settlement amount (i.e., the amount awarded to the Landlord from the deposit following resolution of the claim) or a minimum fee of £49, whichever is the greater.

6.10.3 For the avoidance of doubt:

(a) The fee is payable only if the Landlord receives a settlement or award from the deposit;

(b) The fee shall be deducted from the deposit proceeds received by the Agent on the Landlord’s behalf before the balance is remitted to the Landlord;

(c) If no amount is awarded to the Landlord (whether because the claim is rejected or because the Tenant agrees to a settlement that results in no payment to the Landlord), no fee shall be payable under this clause;

(d) The Agent may charge an additional administration fee if the deposit dispute requires significant extra work (such as representation at a court hearing), which will be notified to the Landlord in advance.

6.11 Rent Collection by Landlord

If the Landlord wishes to collect the Rent directly from the Tenant (instead of the Agent providing the rent collection service as set out in Clause 7), then once the Agent has found a Tenant for the Property, the Landlord shall pay the full 12 months’ Management Fees (based on the chosen package) in advance. Such payment shall be made before the tenancy commences and is non‑refundable. Thereafter, no monthly Management Fees shall be payable during that 12‑month period. For any subsequent renewal or replacement tenant, the same condition shall apply.

6.12 Ongoing Fees after Initial Term

Upon completion of the initial 12‑month minimum term (as set out in Clause 6.6.2), the monthly Management Fee for the chosen package shall continue to be payable on a rolling monthly basis. The Agent may change its standard fees at any time by giving the Landlord 30 days’ written notice. Any tenancy that continues after the 30‑day notice period will be subject to the new fee. Fees published on the Agent’s website are for new customers only and do not automatically apply to existing landlords unless agreed in writing under this Clause 6.12.

7. Rent Collection

7.1 The Landlord irrevocably authorises the Agent to collect Rent on the Landlord’s behalf from the Tenant(s) during the Management Period, unless the Landlord has opted for the alternative arrangement under Clause 6.11.

7.2 The Agent shall remit collected Rent to the Landlord’s designated bank account (as notified by the Landlord to the Agent in writing) within 7 working days of receipt, less any sums due to the Agent and any deductions made in respect of necessary repairs, safety certificates or other authorised expenditure.

7.3 Where a Tenant fails to pay Rent when due, the Agent shall follow the statutory arrears procedure, which under the Renters’ Rights Act 2025 includes:

- An increased arrears threshold for Section 8 possession grounds from 2 months to 3 months (or 8 weeks to 13 weeks for weekly tenancies) before a mandatory possession ground is available;

- Extended notice periods from 2 weeks to 4 weeks for rent arrears possession notices.

7.4 The Agent is not liable for any non‑payment of Rent by the Tenant, including where the Tenant exercises the statutory right to give 2 months’ notice to end the periodic tenancy under the Renters’ Rights Act 2025.

8. Termination

8.1 During the Introduction Period (before a Tenant is found):

- Either party may terminate this Agreement by giving not less than 14 days’ written notice to the other;

- Where the Landlord terminates without cause before the expiry of the Introduction Period, the Landlord shall reimburse the Agent for all reasonable costs incurred up to the date of termination;

- The Landlord may terminate immediately with cause (material breach by the Agent or the Agent’s insolvency).

8.2 During the Management Period (while a tenancy is in force):

- This Agreement may only be terminated by either party on giving not less than 30 days’ written notice to the other;

- Termination shall take effect on the earlier of (a) 30 days from the date of notice; or (b) the date the current tenancy ends (whether by tenant notice, possession order or mutual agreement);

- The Landlord shall remain liable for all fees accrued up to the date of termination. For the avoidance of doubt, if termination occurs before the expiry of the initial 12‑month minimum term (as set out in Clause 6.6.2), the Landlord must also pay the remaining balance of the 12‑month fees as set out in Clause 6.6.3 or 6.6.4, as applicable.

- Where the Landlord terminates without cause during an active tenancy, the Agent remains entitled to all fees accrued up to the termination date;

- The Agent may terminate with immediate effect on written notice to the Landlord if the Landlord is in material breach of any term of this Agreement and (where capable of remedy) fails to remedy such breach within 14 days of being notified in writing;

- In addition, the Agent may terminate this Agreement with immediate effect under Clause 3.11 (Suspicious Listings) without the need for a remedy period.

8.3 Duties on Termination: On any termination, the Landlord shall pay all outstanding sums due to the Agent up to the date of termination, including any remaining balance of the 12‑month minimum term if the termination occurs before its completion. The Agent shall return to the Landlord all keys and any physical documents belonging to the Landlord and shall shut down all online property listings.

9. Data Protection

9.1 Both parties shall comply with the UK General Data Protection Regulation (UK GDPR) and the Data Protection Act 2018.

9.2 The Agent shall process the Landlord’s and any Tenant’s personal data only for the purposes necessary to perform this Agreement and on the legal bases set out in the Agent’s Privacy Policy (available on the Agent’s website).

9.3 The Landlord acknowledges that:

- The Landlord will be a data controller in respect of tenant personal data (names, addresses, contact details, financial information etc.);

- The Landlord is required to register with the Information Commissioner’s Office (ICO) as a data controller (annual fee from £40 for most landlords) unless an exemption applies;

- The Landlord must provide its own privacy notice to any Tenant, which must tell the Tenant how their personal data will be used;

- Failure to comply with data protection law can result in fines up to £4,350 for failure to register, and significantly higher penalties for serious breaches.

9.4 The Agent shall maintain a record of active consent to its privacy policy from all individuals whose personal data it processes.

9.5 By entering into this Agreement, the Landlord expressly consents to the Agent collecting, processing, storing, and sharing the Landlord’s personal data (including any special category data) as set out in the Agent’s Privacy Policy, which is available to read on the Agent’s website at the bottom of the home page (www.pm4u.co.uk). The Landlord confirms that they have read and understood the Privacy Policy and agree to be bound by its terms. This consent may be withdrawn at any time by written notice to the Agent, but withdrawal will not affect the lawfulness of processing based on consent before its withdrawal.

10. Redress Scheme, Client Money Protection and Professional Standards

10.1 The Agent is a member of the Property Redress Scheme (PRS), an approved redress scheme under the Redress Schemes for Lettings Agency Work and Property Management Work (Requirement to belong to a scheme etc.) (England) Order 2014. A copy of the Agent’s membership certificate is available on request.

10.2 The Agent belongs to a Client Money Protection Scheme (UKALA). Client money held by the Agent on behalf of the Landlord is protected under the Scheme.

10.3 The Agent is registered for anti‑money laundering purposes with HMRC in accordance with the Money Laundering Regulations 2017.

10.4 Should the Landlord have a complaint about the Services provided, the Landlord should follow the Agent’s Complaints Procedure (a copy of which is available on the Agent’s website). If the complaint is not resolved to the Landlord’s satisfaction, it may be referred to the Property Redress Scheme at https://www.thepropertyredressscheme.co.uk/.

10.5 The Landlord acknowledges that the Renters’ Rights Act 2025 introduced a mandatory Landlord Ombudsman Scheme (see Clause 11.2 for implementation date). The Landlord agrees to join such Ombudsman Scheme when it becomes operational and to pay any required annual charge per property.

11. Compliance with the Renters’ Rights Act 2025

11.1 The Landlord and the Agent acknowledge that the Renters’ Rights Act 2025 received Royal Assent on 27 October 2025 and came into force on 1 May 2026.

11.2 The following key changes apply under the Act, with implementation taking place in phases:

- No more Section 21 “no‑fault” evictions: Landlords cannot evict tenants without providing a valid reason and must rely on revised Section 8 possession grounds (in force from 1 May 2026);

- All tenancies are periodic (APT): No fixed‑term tenancies are permitted. New tenancies are APTs from day one, and existing Assured Shorthold Tenancies automatically converted to APTs on 1 May 2026;

- Rent increases limited to once a year: Landlords may increase Rent only once every 12 months, by serving a Section 13 notice with 2 months’ notice. Tenants may challenge any Rent increase above market rent at the First‑tier Tribunal (in force from 1 May 2026);

- Ban on rental bidding: Landlords must advertise an asking rent and cannot accept any offer higher than that advertised amount (in force from 1 May 2026);

- Advanced rent restrictions: Landlords cannot require or accept any payment of rent in advance of the tenancy being entered into (other than up to one month’s rent after the tenancy is signed) (in force from 1 May 2026);

- Right to request a pet: Tenants have a statutory right to request to keep a pet, which landlords cannot unreasonably refuse (in force from 1 May 2026);

- Decent Homes Standard extended to private rented sector: Landlords must ensure properties meet the Decent Homes Standard and address serious hazards within specified timeframes (planned to come into force in 2035 or 2037);

- New national Private Rented Sector Database: All landlords must register themselves and their properties on a new mandatory national database (planned to take effect from late 2026);

- Mandatory Landlord Ombudsman Scheme: A new mandatory ombudsman scheme for all private landlords, providing tenants with a free, independent route to resolve complaints (planned to take effect in 2028);

- Compliance enforcement: Local authorities have extensive enforcement powers with penalties up to £40,000 for serious breaches and the possibility of Rent Repayment Orders covering up to 2 years’ rent (in force from 1 May 2026).

11.3 The Landlord agrees to:

- Comply fully with the provisions of the Renters’ Rights Act 2025;

- Register with the new Private Rented Sector Database when it becomes operational (planned from late 2026);

- Join the mandatory Landlord Ombudsman Scheme when it becomes operational (planned for 2028);

- Not discriminate against prospective tenants who are in receipt of benefits or have children;

- Not refuse any request for a pet made by a Tenant without reasonable justification.

11.4 The Agent shall provide the Landlord with reasonable assistance in understanding and complying with the Renters’ Rights Act 2025, including by providing updated tenancy agreement templates (reflecting APT requirements) and the Renters’ Rights Act Information Sheet as required.

12. Consumer Protection and Disclosure

12.1 The Agent shall comply with the Consumer Protection from Unfair Trading Regulations 2008 (CPRs). The Agent must not:

- Omit or hide any material information in property listings that might affect a Tenant’s transactional decision;

- Make misleading or inaccurate statements about the Property;

- Leave properties listed on portals after they are no longer available;

- Discriminate unfairly against potential tenants.

12.2 The Landlord is responsible for providing the Agent with a copy of the Energy Performance Certificate (EPC), gas safety certificate, electrical safety certificate and any other relevant statutory documents before the Agent commences marketing the Property. The Agent may assist the Landlord in obtaining such documents (including through third‑party providers) if requested, at the Landlord’s cost.

13. General

13.1 Entire Agreement: These Terms and Conditions (together with the Agent’s Privacy Policy and any separate policy documents referred to in Clause 6.6.6) constitute the entire agreement between the parties and supersede all prior negotiations, representations and agreements whether written or oral.

13.2 Variation: No variation of this Agreement shall be effective unless in writing and signed by both parties.

13.3 Waiver: Failure by either party to exercise any right or remedy under this Agreement shall not constitute a waiver of that right or remedy.

13.4 Severance: If any provision of this Agreement is held by a court or other competent authority to be invalid or unenforceable, the remaining provisions shall remain in full force and effect.

13.5 Notices: Any notice under this Agreement shall be in writing and sent to the party’s registered address or email address as set out at the head of this Agreement (for the Landlord) or to the Agent’s registered office.

13.6 Third Party Rights: A person who is not a party to this Agreement has no right under the Contracts (Rights of Third Parties) Act 1999 to enforce any term of this Agreement.

13.7 Governing Law and Jurisdiction: This Agreement and any dispute or claim arising out of or in connection with it shall be governed by and construed in accordance with the law of England and Wales. The parties irrevocably submit to the exclusive jurisdiction of the courts of England and Wales.

13.8 Counterparts: This Agreement may be executed in counterparts, each of which shall be deemed an original and all of which together shall constitute one and the same instrument. Electronic signatures shall be accepted as original signatures.

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Package Selection (Please tick one box only)

☐ Silver Package – £99 per calendar month (includes tenant find and property management)

☐ Gold Package – £109 per calendar month (includes tenant find and property management)

☐ Platinum Package (Rent below £3,750 pcm) – £139 per calendar month

☐ Platinum Package (Rent £3,750 pcm or above) – £159 per calendar month

☐ HMO Package – £79 per month base fee + £69 per occupied room (includes tenant find, property management, rent guarantee & legal costs cover) – see Clause 3.8 for full details

By ticking a box above, the Landlord confirms that they have read, understood, and agree to be bound by these Terms and Conditions for the selected package.

Please Note:

- This document is a template and should be reviewed and finalised by your legal advisers before use.

- The Renters’ Rights Act 2025 came into force on 1 May 2026. Certain provisions, such as the Private Rented Sector Database (planned from late 2026), the mandatory Landlord Ombudsman Scheme (planned for 2028), and the Decent Homes Standard (planned for 2035 or 2037), are yet to take effect. Landlords should monitor government announcements for precise commencement dates.

- The Agent strongly advises all landlords to seek independent legal advice on the implications of the Renters’ Rights Act 2025 for their specific circumstances.

- The fees and services described on the Agent’s website at www.pm4u.co.uk are incorporated by reference into this Agreement.

- For the HMO Package, the Landlord must ensure a valid HMO licence is in place before any tenancy commences. Failure to do so may invalidate certain provisions of this Agreement and expose the Landlord to civil penalties.