LANDLORD TERMS OF BUSINESS 2026

These terms replace the MFL 2024 lettings terms. They apply to every new instruction and every renewal of instruction from 1 May 2026.

This Agreement is made between the Landlord named in the Instruction Form ("you") and MujiFat Limited, trading as MFL Estates ("MFL" or "we"), a company registered in England under number 07636898, whose registered office is at Office Suite F10, Newcom Business Centre, 125 Poplar High Street, London E14 0AE, and whose trading address is Capital Business Centre, Unit 93, 22 Carlton Road, South Croydon CR2 0BS.

You appoint MFL as sole agent to let the Property, and to manage it where you choose that Service Level. If you let the Property through another agent or privately during this Agreement, you pay MFL's fees in full and you risk owing two agents.

This Agreement is a binding legal contract. If you are unsure of your obligations, take independent legal advice before you sign. It complies with the Provision of Services Regulations 2009. Any reference to the Property includes every property listed in the First Schedule.

You choose one Service Level on the Instruction Form. Rent Collection includes everything in Let Only. Full Management includes everything in both. Schedule 1 sets out each service in full.

Let Only. We market the Property, find and reference the Tenant, set up the Tenancy, protect the deposit and hand over keys. After move-in you manage the Property and hold every legal duty as landlord, including rent collection, safety certificates, repairs, pet requests and rent increases.

Rent Collection. Everything in Let Only, plus monthly rent collection, statements and routine arrears chasing. You keep every other duty as landlord.

Full Management. We act as your day-to-day contact for the Tenant. We instruct repairs up to £250 (no VAT) per job without asking you first. Above £250 we ask for your approval. In an emergency, or where the law sets a deadline to act on a hazard, we act first and tell you straight after.

• Keys. You give MFL a full set of keys, and the Tenant gets at least one full set. If we lose keys, our liability is limited to the cost of a replacement set.
• Mail. You arrange Royal Mail redirection. MFL is not responsible for post delivered to the Property.
• Utilities and council tax. Under Full Management we take meter readings and notify suppliers and the council at each change of occupier. The owner pays council tax while the Property is empty, and on most HMOs.
• Outgoings. On request, we pay ground rent, service charges and other regular bills from rent we hold, up to the funds we hold.
• Empty properties. Our management does not cover supervising an empty Property.
• Insurance. MFL is not authorised by the FCA to arrange insurance or handle claims. We tell you when damage looks like an insured risk and get repair quotes for your insurer.
• Third parties. On request, we deal with your accountant, solicitor, managing agent, lender and insurer.

Fees are a percentage of the rent due under the Tenancy. Every service carries the one-off Let Only fee per Tenant: 7.5% of 12 months' rent, payable at the start of the Tenancy, with a minimum of £1,000. Rent Collection adds 4% and Full Management adds 12% of each month's rent, for as long as a Tenant MFL introduced stays. MFL is not VAT registered.

Rent guarantee claims. Insurers pay in full only on claims made within 30 days of the first missed rent. Claims made between 31 and 60 days carry a one-month excess, and claims after 60 days get no rent cover. Report missed rent to us at once.

Introductions. You owe the minimum letting fee for any Tenant MFL introduces who takes a tenancy of the Property within 6 months of this Agreement ending.

Tenant fees. The Tenant Fees Act 2019 bans charges to tenants except rent, a capped deposit, a holding deposit and set default fees. MFL charges tenants nothing else. You pay for inventory, check-in and check-out.

Outstanding fees. If any fee stays unpaid for 21 days, we may take it from rent we hold for you on any property we handle. We tell you first.

Fee changes. MFL may change its fees on 2 months' written notice, no more than once in 12 months.

Commissions. MFL may earn commission on insurance, referencing and other services it arranges. MFL takes no commission from contractors. Before we instruct any other provider, we tell you who they are and the amount or rate of any commission. We obtain competitive quotes for works.

End-of-tenancy fund. Under Full Management we may hold back rent in the last 2 months of a Tenancy to cover cleaning, repairs and check-out costs, and pay any balance once settled.

Other work. Work outside this Agreement costs the hourly rate plus any set fee.

You stay legally responsible as landlord at every Service Level. MFL can only act on what you tell us and fund.

• Register yourself and the Property on the PRS Database once it opens in your area, and keep it up to date. Every advert must show your registration number, so give it to us before marketing starts.
• Join the Landlord Ombudsman once membership becomes mandatory, and give MFL your membership number.
• Keep the Property free of Category 1 hazards, meet the Decent Homes Standard and Awaab's Law timescales once they apply to private lets, and fund repairs promptly.
• Under Full Management, MFL arranges annual gas safety checks and keeps the records. Under Let Only and Rent Collection, you do. Without a valid gas certificate 2 days before move-in, or 7 days before expiry, we book a Gas Safe engineer at your cost.

Warranties. You confirm that you own the Property, every owner signs or authorises you in writing, your lender, freeholder and insurer consent to the letting, your insurance covers a let property and all information you give us is true.

Further confirmations. Neither you nor MFL is banned from letting or on the rogue landlord and agent database. Nothing bars you from letting, including the 12-month bar after Ground 1 or 1A. You give us documents the law requires within 3 working days, details of any mortgage or head lease condition, and written confirmation of instructions about ending a Tenancy, legal action, payments or repairs above the spending limit.

Indemnity. You indemnify MFL against any loss, penalty, fine or cost arising from our services, except where caused by our own negligence. This includes a missing licence, PRS Database or Ombudsman failures, a missing written statement or information sheet, discrimination against tenants with children or on benefits, a breach of the Protection from Eviction Act 1977 or Housing Act 1988, and any rent repayment order. You also repay any cost MFL properly incurs on your behalf.

Safety law. You know your duties under the Landlord and Tenant Act 1985, Housing Act 2004, Smoke and Carbon Monoxide Alarm Regulations 2015 and 2022, Furniture and Furnishings (Fire) (Safety) Regulations 1988 and 2025, Gas Safety Regulations 1998, Electrical Safety Standards Regulations 2020, Regulatory Reform (Fire Safety) Order 2005, Fire Safety (England) Regulations 2022 and HMO Management Regulations 2006, and you keep the water system safe from legionella.

EPC timing. Every prospective Tenant gets a valid EPC free of charge by the first written information or the first viewing, whichever comes first.

Contractors. MFL is not liable for a contractor's negligence or breach, unless the loss results from our own negligence.

Benefit overpayments. You repay any council or DWP claim for overpaid Housing Benefit or Universal Credit, for the Tenancy and 6 years after.

Rent after the Tenancy ends. A Tenant is entitled to a refund of rent paid for days after the Tenancy ends. You repay that rent.

Every new let is an assured periodic tenancy with no fixed end date. To recover possession you need a Section 8 notice on a valid ground.

Existing tenancies. Every assured shorthold tenancy in place on 1 May 2026 converted on that date. The government information sheet was due to every existing Tenant by 31 May 2026. If MFL did not serve it, you confirm in writing that you did.

New tenancies. MFL issues a written tenancy agreement with the terms the Act requires. You authorise MFL to sign it and give the written statement of terms on your behalf.

Right to Rent. We check before the Tenancy starts. Under Full Management we carry out follow-up checks. Otherwise, or when this Agreement ends, the checks pass to you.

Your instructions. MFL serves no notice without your written instruction. If you use Ground 1 or 1A and then re-let within 12 months, you face civil penalties and possible prosecution.

Legal proceedings. MFL does not issue court proceedings or accept service of court papers for you. We give our records and attend court by arrangement. You instruct and pay your own solicitor.

MFL advertises one fixed asking rent and cannot invite, encourage or accept offers above it.

Rent in advance. No one may take rent before the tenancy agreement is signed. After signing, the most we can take before the Tenancy starts is one month's rent.

Rent increases. Once a year, by Section 13 notice on Form 4A, with at least 2 months' notice, up to open market rent. The Tenant can challenge it at the First-tier Tribunal free of charge. On request we recommend a figure with market evidence and serve the notice on your written approval, for the fee in clause 3.

Rent collection. We pay cleared rent to you within 3 working days, less fees and approved costs. The first payment of a new Tenancy may take up to 10 working days. If rent is 5 days late we contact the Tenant and tell you, and keep a dated arrears record for any Ground 8 or 8A claim.

Client money. We hold rent and deposits in a separate client account protected by Client Money Protect (CMP004564).

Overseas landlords. Without HMRC approval to receive rent gross, the law requires us to deduct basic rate tax and pay it to HMRC each quarter. Apply on form NRL1 or NRL2.

Pets. A Tenant can ask in writing to keep a pet. You must not refuse without good reason and must reply in writing within 28 days, or 35 if you ask for more information. A ban in your head lease counts as good reason.

Fair access. No landlord or agent may refuse or discourage an applicant because they receive benefits or have children. We refer every applicant on the same tests, and a breach is a serious breach of this Agreement.

Referencing. Identity, credit, affordability, Right to Rent, UK sanctions and PEP checks on every adult applicant and guarantor. Sanctions checks take place when you accept an offer. You see the result before you agree.

Holding deposit. Up to one week's rent. We sign or refund within 15 days, unless both sides agree in writing to extend.

Tenancy deposit. Up to 5 weeks' rent (6 weeks where annual rent is £50,000 or more), protected in DPS, mydeposits or TDS within 30 days with the prescribed information. Deposits outside the schemes, such as company lets, we hold as stakeholder.

End of tenancy. We agree deductions with you and the Tenant, or refer disputes to the scheme's free adjudication. Send your claim with evidence within 10 days of the Tenant leaving.

Ending this Agreement. Either side can end it with 2 months' written notice. If we have not secured a Tenant within 6 weeks, you can end it on one week's notice. Fees for any Tenant we introduced stay due. Full Management can step down to Rent Collection after 3 months with one month's notice.

Minimum fee. The £1,000 minimum letting fee applies if total fees due on termination are less, and if a Tenant we introduced during our sole agency takes a tenancy.

Serious breach. Either side can end this Agreement on 14 days' notice for an unremedied serious breach, including discrimination, a missing licence, PRS Database or Ombudsman failures, or refusing to fund legally required works. A banning order ends it at once.

Selling the Property. Our monthly fees stop on completion of a sale. No fee is due if the Tenant buys the Property.

Right to cancel. If you sign away from our office or online, you can cancel within 14 days. If you ask us to start sooner, you pay for work done.

Liability. MFL is not liable for tenant default where we followed this Agreement, or for indirect loss. Nothing limits liability for death or personal injury caused by negligence.

Complaints. Raise concerns with your Negotiator, then in writing with the overseeing Director. We acknowledge within 3 working days and reply in full within 15 working days. You can then refer it to The Property Ombudsman within 12 months.

Regulation. MFL Estates is a trading name of MujiFat Limited, registered in England No 07636898. Registered office: Office Suite F10, Newcom Business Centre, 125 Poplar High Street, London E14 0AE. The Property Ombudsman D-10578, Client Money Protect CMP004564, AML supervision XSML00000219945, ICO ZA337913.

Data protection. We process data under UK GDPR and the Data Protection Act 2018, share contact details only where needed to run the Tenancy, and keep financial records for 7 years.

Entire agreement. This Agreement and the Instruction Form replace earlier agreements. MFL may change these terms on 2 months' written notice. English law applies. It can be signed electronically.

Marketing. Photography and editing, particulars, local area and rental market research, portal advertising with a free featured listing normally worth £150, accompanied viewings, To Let board, enquiries and feedback.

Optional, at extra cost. Floorplans, video and virtual tours, paid social media. We confirm the charge first.

Vetting. Initial screening, consultation with you, formal referencing only after your verbal authorisation, holding deposit, guarantor checks, PEP and sanctions screening, Right to Rent checks and your final approval.

Set-up and move-in. Assured periodic tenancy agreement, written statement of terms, e-signing, EPC, gas certificate, EICR and How to Rent guide, first month's rent, deposit collection and protection within 30 days, move-in and keys, statement and copies of documents.

After move-in. You manage the Property unless you chose Rent Collection or Full Management.

Included. Monthly collection, payment monitoring, routine arrears reminders at no extra charge, arrears updates, statements, payments to you, tenant rent enquiries, records and client money held under Client Money Protect.

Extra, agreed in advance. Rent reviews and Section 13 notices, other tenancy notices, formal arrears recovery, help instructing a solicitor.

Not included. Inspections, repairs, contractors, safety inspections, general management, legal representation and court work.

Tenant management. Main contact for the Tenant, complaints, tenancy compliance and updates to you.

Inspections. About every 6 months, with a report on condition, maintenance, suspected breaches and recommended action. Extra visits £40.

Repairs. Up to £250 (no VAT) per job without prior approval. Above that we ask first, except in an emergency. Quotes, coordination and contractor payments from your funds. Works over £1,200 carry a 10% supervision fee.

Safety. Certificate monitoring and renewals, gas, electrical, alarms and licensing support. You pay inspection, certificate and licence fees.

Check-out. Standard check-out with no extra agency fee, condition assessment against the inventory, keys, deposit return and routine deposit correspondence. Formal adjudication submissions cost extra.

Your duties. You pay property costs, keep funds for approved work and reply promptly. We use reasonable care and skill and act within your instructions.