Does anyone have experience of renting on FRI terms?

planimals

Ah, I should have spotted this before:

… 2.15.9 [not] do anything to or on the Property that:

(iii)  has the effect of invalidating any insurance that the Landlord has taken out. The Landlord will provide the Tenant with a summary of the relevant insurance requirements.

I need to press the letting agent about that.

The landlord requires a schedule of improvements with the tenancy application. I assume it should be left in the improved condition when vacated.

There are these paragraphs in the tenancy agreement:

2.4  to keep the interior of the Property including the landlord's fixtures and fittings therein clean and in good decorative repair and condition (damage by fire (occasioned by accident or negligence) storm and tempest excepted) and to keep all waste pipes from sinks baths and lavatory basins on the Property and all external gulley traps thereon clear of obstruction and to sweep the chimneys as often as may be needed but not less than once every year

2.7  to repay to the Landlord on demand all reasonable costs and expenses incurred by or on behalf of the Landlord in making good any damage (other than damage by fire occasioned by accident or negligence) to the Property and the landlord's fixtures and fittings and the gas water and electrical installations therein caused through the act negligence or default of the Tenant or any person being on the Property with his express or implied permission and also to repay to the Landlord on demand the reasonable costs and expenses incurred by or on behalf of the Landlord in replacing the glass in any windows and doors which may become cracked or broken

2.8  to make good to the satisfaction of the Landlord any damage (other than damage by fire occasioned by accident or negligence) to the Property and landlord's fixtures and fittings and the gas water and electrical installation therein caused through the act negligence or default of the Tenant or of any person being on the Property with his express or implied permission and immediately to replace the glass in any windows and doors which may become cracked or broken with glass of equal quality

2.10  to permit the Landlord or his officers agents or servants with or without workmen or other to enter on the Property at any reasonable time for the purpose of viewing the condition or of doing repairs or making alterations either to the Property or to any adjoining premises or to any apparatus fixtures and fittings thereon belonging to the Landlord and to make good to the satisfaction of the Landlord all defects therein for which the Tenant is liable hereunder and of which notice shall be given by the Landlord

Is there anything above that isn't standard?

canaldumidi

That looks reasonable, but relates only to the internior. What is your liability to the exterior and structure?

planimals

Nothing that I can see. Although I have asked the letting agent about repointing the brickwork and damp visible in one exterior wall and they have told me it is the tenant's responsibility.

Here is the entirety of the section:

2 Tenant’s Covenants

2.1 The Tenant agrees: 2.1.1 to pay:-

(i) the Rent in advance on the first day of each month the first of such payments being made on the signature of this Agreement and on all occasions clear of all deductions;

(ii) to pay at all times during the tenancy all rates outgoings and supplies to the Property including water sewerage electricity gas telephone cable satellite television broadband and any other services which may at any time be assessed or charged upon the Property or the occupier and to pay to the Landlord on demand the cost to the Landlord of providing any such services to or in connection with the Property;

(iii) for a television licence for the Property if a licence is required;

(iv) council tax for the Property

if any of the costs in this clause are payable in relation to the Property together with other property, the Tenant shall pay a fair proportion of all those costs as determined by the Landlord (acting reasonably).

2.2 to comply with all laws and recommendations of any relevant suppliers relating to the use of those services and utilities

2.3 where the Tenant allows, either by default of payment or specific instruction, the utilities or other services to be cut off, to pay the costs associated with reconnecting or resuming those services

2.4 to keep the interior of the Property including the landlord's fixtures and fittings therein clean and in good decorative repair and condition (damage by fire (occasioned by accident or negligence) storm and tempest excepted) and to keep all waste pipes from sinks baths and lavatory basins on the Property and all external gulley traps thereon clear of obstruction and to sweep the chimneys as often as may be needed but not less than once every year

2.5 to keep the inside and outside of all windows that the Tenant can reasonably reach clean

2.6 to send the Landlord a copy of any notice or other communication affecting the Property within seven days of receipt and not to take any action regarding such notices or communications without the prior consent of the Landlord

2.7 to repay to the Landlord on demand all reasonable costs and expenses incurred by or on behalf of the Landlord in making good any damage (other than damage by fire occasioned by accident or negligence) to the Property and the landlord's fixtures and fittings and the gas water and electrical installations therein caused through the act negligence or default

of the Tenant or any person being on the Property with his express or implied permission and also to repay to the Landlord on demand the reasonable costs and expenses incurred by or on behalf of the Landlord in replacing the glass in any windows and doors which may become cracked or broken

2.8 to make good to the satisfaction of the Landlord any damage (other than damage by fire occasioned by accident or negligence) to the Property and landlord's fixtures and fittings and the gas water and electrical installation therein caused through the act negligence or default of the Tenant or of any person being on the Property with his express or implied permission and immediately to replace the glass in any windows and doors which may become cracked or broken with glass of equal quality

2.9 to keep the garden (if any) forming part of the Property in a tidy and suitable condition and free of rubbish including but not limited to the periodic cutting of grass and the trimming of boundary hedges

2.10 to permit the Landlord or his officers agents or servants with or without workmen or other to enter on the Property at any reasonable time for the purpose of viewing the condition or of doing repairs or making alterations either to the Property or to any adjoining premises or to any apparatus fixtures and fittings thereon belonging to the Landlord and to make good to the satisfaction of the Landlord all defects therein for which the Tenant is liable hereunder and of which notice shall be given by the Landlord

2.11 to give to the Landlord immediate notice of any damage occurring to the Property and of any repairs to the Property that ought to be carried out

2.12 at all times during the tenancy to observe and cause his family servants guests and visitors to observe the Regulations specified in the Particulars

2.13 at the end of this tenancy (however occurring) to deliver up the Property and the landlord's fixtures and fittings therein in clean condition and otherwise in accordance with the agreements on the part of the Tenant herein contained

2.14 during the last month of the tenancy to allow the Landlord to exhibit a letting board or bill on any part of the Property and to permit the Property to be inspected at any time by prospective tenants

2.15 The Tenant agrees not to:

2.15.1 affix or permit to be affixed any satellite dish wireless or television aerial bracket or stay or ancillary wiring on or to the exterior of the Property until written approval has been given by the Landlord and then only in accordance with any conditions imposed

2.15.2 exhibit in or upon the Property any advertisement sign poster or name plate whatsoever

2.15.3 erect any structures of any kind on the Property nor to make any alteration or addition whatsoever to the gas water or electrical installations in the Property or to the landlord's fixtures and fittings therein nor to make any other alteration or addition whatsoever (whether structural or otherwise) to the Property

2.15.4 keep or permit to be kept on the Property or any part thereof any animal or bird of any description other than domestic animals or birds and not to keep such animals or birds in such a manner as to be prejudicial to health or a nuisance nor to do anything thereon which in the opinion of the Landlord would be or would be likely to become a danger nuisance annoyance or disturbance to the Landlord or his tenants or the occupiers of adjoining Property

2.15.5 assign underlet or part with the possession of the Property or any part thereof

2.15.6 without the previous consent in writing of the Landlord to take in any lodgers or paying guests

2.15.7 use or suffer the Property or any part thereof to be used for any other purpose than that of a private dwelling for the sole occupation of the Tenant and the Tenant’s family and of any lodger or paying guest for whom the written consent has been obtained pursuant to clause 2.15.6

2.15.8 use the Property for the purposes of conducting a business

2.15.9 do anything to or on the Property that:

(i) causes a nuisance, annoyance or damage to occupiers of neighbouring, adjoining or adjacent property, or the owners or occupiers of them;

(ii) involves using the Property for an improper immoral or illegal purpose; or

(iii) has the effect of invalidating any insurance that the Landlord has taken out. The Landlord will provide the Tenant with a summary of the relevant insurance requirements.

user1977

planimals said:

Nothing that I can see.

But does it say the landlord has to maintain the exterior and structure? If not...who's going to do it?

canaldumidi

Since 2.4 specifically makes T responsible for the interior, and

since 2.11 requires the T to advise the LL of repairs required and

since there is no mention of T being respnsible for exterior or structure

I would deduce that the LL is responsible for the exterior and structure.

Is there a corresponding section that covers the 'Landlord covenants:...'?

planimals

LL covenants is a single paragraph:

3 Landlord’s Covenants
3.1 The Landlord shall allow the Tenant quiet enjoyment of the Property without any interruption by the Landlord.