An Introduction to Tenancy Law in Scotland Event Pdfs/introduction to...What is a Tenancy? “an...
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Transcript of An Introduction to Tenancy Law in Scotland Event Pdfs/introduction to...What is a Tenancy? “an...
What is a Tenancy?
“an agreement between two parties referred to
as the landlord and the tenant respectively,
whereby the landlord gives the tenant the right
to occupy premises in exchange for a periodic
payment known as rent”
Form of Lease
• Essential elements required to create a lease:-
- parties
- subjects
- duration (tacit relocation)
- rent
• Should be in writing but may not be a legal
requirement to create a tenancy!
• Signed by landlord and tenant and witnessed by third
party
Unfair Contract Terms
• The Unfair Terms in Consumer Contracts
Regulations 1995
• Apply to tenancy agreements
• A term that causes a significant imbalance in the
parties' rights and obligations under the contract will
be deemed unfair
• Unfair contract term will not be enforceable but rest of
lease will still stand
Scottish Secure Tenancies
• Introduced by Housing (Scotland) Act 2001
• Aimed at providing security of tenure with
enhanced rights for tenants
• In general, all RSL tenancies converted to
SSTs as of 30 September 2002
Scottish Secure Tenancies
• House let as separate dwelling
• Tenant is an individual and house is only or principal
home
• Landlord is local authority/RSL/water or sewage
authority
• Tenant can apply for others to be added as joint
tenants – no restrictions on numbers!
Exceptions to SSTs
• Premises occupied under a contract of employment.
• Police and fire service accommodation.
• Lettings to students
• Decants
• Temporary letting to a homeless person
• Tenancies under shared ownership agreements (defined in section 83).
• Agricultural and business premises.
• Houses forming part of buildings used for non-accommodation
purposes.
• Houses leased by the landlord from someone else where the terms of
the lease preclude letting under a Scottish secure tenancy.
Scottish Secure Tenancies
Tenants rights:-
• Written Tenancy Agreement
• Repairs
• Compensation for Improvements
• Assignation/Subletting/Exchanges
Statutory rights vs Contractual rights
Termination of a Scottish
Secure Tenancy
The Housing (Scotland) Act 2001 sets out the
various ways in which a landlord can legally
terminate a Scottish Secure Tenancy
Termination of SSTs • by an eviction order
• abandonment
• tenant dies and no qualified successor,
• conversion of SST to short SST,
• by written agreement between the landlord and the
tenant, or
• by 4 weeks' notice given by the tenant to the landlord.
Notice of Proceedings
Prior to court action must serve tenant and
qualifying occupiers with a Notice of
Proceedings in terms of section 14 of the
2001 Act
New forms of NOP from 1st August 2012 for
Rent Arrears actions and Non Rent Arrears
actions following intro of PARS
Notice of Proceedings
• Must be served on tenant and any qualifying
occupier
• Proceedings can only be raised after date
specified in notice
• Notice must be in force at time of raising
Court proceedings
Notice of Proceedings
Should you accompany the Notice with a letter?
- No legal requirement to do so
- Have to be very careful with wording
- May have consequences at court
Format of Notice
• Must use correct format of Notice as set by
statutory instrument
• Must set out ground(s) for repossession as
stated in schedule 2 of the Housing
(Scotland) Act 2001
• Must give full reasoning in support of ground
Date in Notice of Proceedings
• Date after which court proceedings can be
raised
• 4 weeks from the date of service of the notice
or…
• The ish date of the tenancy…..whichever is
later
Reasonableness
• required to establish for all grounds of
repossesion
• must satisfy the court regardless of whether the
action is defended
• court will expect rsl to have given every
opportunity to cure the breach of the tenancy
Information Required by the Court
• financial circumstances
• housing benefit position
• arrears direct position
• steps taken to contact tenant
• family composition
• liaison with other authorities
• does the tenant know?
By operation of section 18(2)
Abandonment
If Landlord must have REASONABLE grounds
for believing that;
(a) The house is unoccupied
(b) The tenant does not intend to occupy it as
the tenant’s home
Abandonment
First notice served must;
• state that the landlord has reason to believe that the
house is unoccupied and that the tenant does not
intend to occupy it as the tenant's home,
• require the tenant to inform the landlord in writing
within 4 weeks of service of the notice if the tenant
intends to occupy the house as the tenant's home,
and
• inform the tenant that, if it appears to the landlord at
the end of that period that the tenant does not intend
so to occupy the house, the tenancy will be
terminated with immediate effect.
Abandonment
If within 4 weeks of service of the first notice there
is no contact, the landlord can serve a second
notice bring tenancy to an end with IMMEDIATE
EFFECT.
“WITHIN 4 WEEKS” – definition?
Succession
The death of a tenant terminates an SST unless there is a QUALIFIED PERSON to succeed to the tenancy
Who is a qualified person?
Succession 3 CATEGORIES:
• -(i) Spouse, civil partner or co-habiting partner of
either sex or the remaining joint tenant
• (ii) Members of the tenant’s family providing they are
aged at least 16 years and that the house was their
only or principal home at the time of the tenant’s
death
• (iii) A carer aged at least 16 years where the house
was their only or principal home at the time of the
tenant’s death and where they gave up their only or
principal home to care for the tenant or a member of
the tenant’s family
Succession
- If more than one qualifying person, they can
decide who to succeed, failing which the
landlord decides
- If no qualified person, tenancy is terminated
as at date of death
- Only TWO rounds of succession - after
second round, tenancy terminates
Succession
Specially adapted accommodation:
- Qualifying person cannot succeed to specially
adapted accommodation
- Landlord must make “suitable alternative
accommodation” available
- Schedule 2 of 2001 Act details procedure for
offering alternative accommodation
Conversion to Short SST
A landlord can convert a tenant’s existing
Scottish Secure Tenancy to a short
Scottish Secure Tenancy if the tenant or a
person residing with the tenant becomes
subject to an antisocial behaviour order.
Conversion to Short SST
– Notice on tenant
– Full SST to Short SST
– Doesn’t apply to interim ASBOS
– Support required
– Right to appeal (S35(5))
Granting Short SSTs
Seven grounds set out in Schedule 6 of 2001 Act
include:
- Previous order for eviction for asb
- Tenant or household member subject to ASBO
- Temporary letting for person seeking accommodation
- Temporary letting pending development
- Temporary letting for homeless person
- Temporary letting for person requiring housing
support
- Property not owned by landlord
Granting Short SSTs
• Notice under section 34 must be served
prior to signing tenancy agreement
• Term of tenancy must be at least 6
months
Terminating a Short SST
Procedure for compulsory repossession
– Notice to Quit
– S36(3) Notice (The Short Scottish Secure
Tenancies (Proceedings for Possession)
Regulations 2002)
Terminating a Short SST
- May be possible to terminate prior to
ish
- Depends on wording of tenancy agreement
- May require to irritate lease
- Complex procedure
By Written Agreement
Landlord and tenant can agree in writing to
terminate the tenancy.
The tenancy will be terminated on the agreed
date. No period of notice required.
By 4 Weeks Notice Given by
Tenant to Landlord
- Notice must be in writing – implied by 2001
Act
- Tenant can revoke notice during four week
period
- To protect position, sign acceptance on
tenant’s termination to create “written
agreement”
REPAIRS DUTY (SSTs)
Housing (Scotland) Act 2001 schedule 4
landlord’s duty to ensure at start of tenancy
that house is
“wind and watertight and in all other
respects reasonably fit for human
habitation”
Paragraph 1(a)
STATUTORY DUTY
Housing (Scotland) Act 201..schedule 4
Duty to keep house wind and watertight and
reasonably fit for human habitation
continues....
“throughout the tenancy”
Paragraph 1(b)
PRE-TENANCY INSPECTION
Landlord must before commencement of
tenancy
• Inspect the house
• Identify any work needed to comply with
“reasonable fitness” duty
• Notify tenant of that work
Schedule 4, paragraph 2
REPAIRS DUTIES
Repair work must be done
“within a reasonable time”
and includes
“duty to make good any damage caused by
carrying out the work”
Schedule 4, paragraph 3
Assured Tenancies
• Introduced by the Housing (Scotland) Act
1988
What is an Assured Tenancy?
• house is let as a separate dwelling
• the tenant is an individual
• the tenant occupies the house as his only
or principal home
S.11, 12 and 13 of 1988 Act
Exceptions
• Tenancies with low or no rent
• Tenancies of shops
• licensed premises
• Certain agricultural land/holdings
• Lettings to students by educational institutions
• Holiday lets
• Resident landlords
• SSTs and shared ownership
Landlords’ Duties
• Landlord Registration
• provide written Tenancy Agreement
• provide Tenant Information Pack
• meet “Repairing Standard”
• Tenancy Deposit Scheme
• must not charge unlawful premiums
Short Assured Tenancies
What is a Short Assured Tenancy?:
• A type of assured tenancy
• Minimum of 6 months
• AT5 served prior to signing agreement
• Intended to provide landlord increased
rights of repossession
Termination of tenancy
• Must terminate tenancy at the end date by
serving Notice to Quit
• Must include prescribed information
• Must be served by recorded delivery or
Sheriff Officers
The Notice to Quit
The End(or “ish”) Date
- Doctrine of tacit relocation in Scotland
- If tenancy not brought to an end after
initial term, will continue on same terms
as before
- May be provision in agreement for tenancy
to continue on a monthly/bi-monthly basis
- If not, tenancy will roll over for same term
as before, e.g. 6 months
The Notice to Quit
General rule for period of notice
Tenancy less than 6 months – 28 days
Tenancy more than 6 months – 40 days
Common Law Tenancies
• Anything that’s not an Assured Tenancy/SST!
• Occupancy Agreements
• Service Occupancies
• Occupants Rights – Repairs, occupation, etc
• No security of tenure – termination by Notice
to Quit
Private Rented Housing
Committee
determines whether landlord has
“complied” with repair duty.
if not…issue “repairing standard
enforcement order”
Repairing Standard
Enforcement Order
Specifies
• Works required
• Period for completion
• Any other steps required
PHRC can vary or revoke orders at any time
Failure to Comply with RSEO
PHRC must
• Serve notice on local authority
• Decide whether to make “rent relief order”
• Failure to comply is criminal offence
• Entering new tenancy while RSEO in place is also criminal offence
Enforcing Tenancy Obligations
• Where tenant in breach of contract,
landlord can take action
• Warning letter
• Action for implement/interdict/damages