In the recent case of Nemcova v Fairfield Rents Ltd, The Upper Tribunal (Land Chamber) considered whether a tenant breached a covenant of a long lease by advertising a one-bed flat on the internet for short-term lettings.

Facts

The tenant owned a long lease of a ground floor flat in a purpose-built block of flats. The lease contained a covenant which imposed a prohibition ‘not to use the flat or permit it to be used for any illegal or immoral purpose or for any purpose whatsoever other than as a private residence’.

The tenant advertised the availability of the flat for short-term lettings on several flat sharing websites and had allowed the flat to be let to business visitors on around 7 separate occasions over a twelve month period. The tenant lived in the premises approximately 3 to 4 days a week and let the flat for approximately 90 days of the year. The tenant’s neighbours became concerned about strangers regularly staying in the premises and requested the Freeholder to take action against the tenant.

The tenant argued that by continuing to pay council tax and bills and staying at the premises ‘three or four days a week’ she was not in breach and was using the property for ‘private residence’. She also argued that there was no explicit bar on charging people to stay at the premises for short periods whilst it was not occupied.

Decision

The Upper Tribunal found in the Landlord’s favour. The Tribunal held that the tenant had breached the covenant as a degree of permanence for a property to be used as the occupier’s private residence and this required the occupier to reside in the property for more than a weekend or a few nights in the week.

The decision was based on the specific lease and the Tribunal commented that it was not possible to give a definitive answer to the question of whether a tenant would breach a covenant which restricted the use for private residence only by advertising the availability of their flat on the internet for short-term lettings. The Tribunal acknowledged that this case was fact-specific and the construction of the particular covenant in its own factual context would need to be considered.

Comment

This case provides a useful summary of the law and its application to leases and will be of particular interest to residential landlords and tenants given the increasing popularity for residential property occupiers to advertise their properties on the internet as alternatives to hotels. It is essential that tenants check leases or tenancy agreements carefully before doing so to ensure that they do not fall foul of any covenant restricting use.

For further information, please contact Sarah Proctor on +44(0)1904 561434 or by email sarah.proctor@luptonfawcett.law

Landlord & Tenant Solicitors

Lupton Fawcett is a leading personal and commercial law firm in Yorkshire with well-established offices of highly experienced solicitors in Leeds, Sheffield and York.

The Landlord & Tenant team are part of the wider dispute resolution team at Lupton Fawcett. We also offer Residential property Dispute advice to homeowners on a variety of matters.

We provide each client with a tailored service, with sector specialists and extensive resources to ensure we are giving you the best solutions to your problems.

Lupton Fawcett has long been recognised for our expertise in Landlord and Tenant Disputes, with our specialist Landlord & Tenant Solicitors acting regularly for clients across the United Kingdom including Bingley, Birmingham, Bradford, Hull, Liverpool, London, Manchester and Nottingham.

As highly regarded experts in landlord and tenant law, we can support your needs wherever you live in England, Wales & Northern Ireland.

Contact us today by phone or using the online enquiry form and a member of our team will be happy to help.  We will always respond promptly.

Please note this information is provided by way of example and may not be complete and is certainly not intended to constitute legal advice. You should take bespoke advice for your circumstances.

Get In Touch Today!

Get In Touch Today!

Please complete this form to make an enquiry and we will get back to you as soon as we can.

Remember you can still call us on 0333 323 5292 or email us at law@luptonfawcett.law

  • This field is for validation purposes and should be left unchanged.