TERMINATION OF PERIODIC STANDARD CONTRACTS Section 167 and 168 Contract-holder’s notice and Minimum notice period

357. These sections provide that the contract-holder may end the occupation contract by giving at least four weeks’ notice to the landlord.

Section 169 – Recovery of possession

358. This section enables a landlord to recover possession of the dwelling in the event of a contract-holder, having given notice to the landlord under section 167, failing to give up possession on the date specified in that notice.

359. Under section 211, the court must make an order for possession if it is satisfied notice was given under section 167, subject to any available defence based on the contract-holder’s human rights.

Section 170 – Restriction on section 169

360. This section sets out restrictions on the exercise of the landlord’s power to obtain possession under the ground in section 169. If the landlord seeks possession on this ground, the landlord must give the contract-holder a possession notice specifying the ground within two months of the date the contract-holder was due to give up possession. The landlord may make a possession claim from the day the possession notice is given to the contract- holder, but not more than six months after that day.

Section 171 - Termination of contract on contract-holder’s notice

361. This section provides that, where the contract-holder gives up possession of the dwelling on or before the date specified in the notice given under section 167, the contract will continue to run until that date. Where the contract- holder gives up possession after the date specified in the notice, the contract ends on the date the contract-holder gives up possession. Alternatively, if a possession order is made on the ground in section 169, the contract will end in accordance with section 202 (effect of possession order).

362. If the contract-holder, , before the end of the notice period, withdraws the notice given under section 167., and the landlord does not object to this, in writing, within a reasonable period, the notice ceases to have effect (under section 171(3)).

Sections 172 and 173 – Landlord’s notice and minimum notice period

363. These sections are fundamental provisions in relation to periodic secure contracts. Section 172 provides that a landlord of a periodic standard contract may end that contract by giving the contract-holder notice that he or she must give up possession of the property on a date specified in the notice. Where this section is not incorporated within an occupation contract a landlord cannot vary the terms of the contract under sections 126 and 127 (variation by

Section 174 – Restrictions on section 172: breach of information requirements

365. Where a landlord has not provided the contract-holder with a written statement of their contract, as required by section 31(1), they may not give a possession notice under section 172. Furthermore, the landlord is prevented from issuing a notice under section 172 for a period of six months, starting with the day the written statement is provided.

366. Where a landlord has failed to provide contact details, or any of the other information required under section 39, to the contract-holder, the landlord is prevented from issuing a notice under section 172 until such details are provided.

Section 175 - Restrictions on section 172: breach of security and deposit requirements

367. A landlord may not give a possession notice under section 172 where security has been taken in a form that does not comply with section 43 (that is, a form other than money or a guarantee) and has not been returned.

368. A landlord is also prevented from issuing a notice under section 172 (subject to the exception below) where: a deposit has not been protected under an authorised scheme; a deposit has been paid but the landlord has not met the initial requirements of the deposit scheme; or a deposit has been paid but the required information has not been provided to the contract-holder.

369. The restrictions in the paragraph above do not apply where a deposit has been returned or an application to the court under paragraph 2 of Schedule 5 has been concluded.

Section 176 – Recovery of possession

370. Where a landlord has given a notice complying with section 173, the landlord may make a claim for possession to the court. Section 211 provides that the court must make an order for possession if satisfied that the ground in section 176(1) is made out (subject to a defence based on the contract-holder’s human rights, and to the application of section 213, on retaliatory evictions).

Section 177 - Restrictions on section 176

371. A landlord may not make a possession claim under section 176 before the date specified in the notice given under section 172, or after two months have elapsed from that date. This, therefore, provides for a two-month period in which the landlord is able to make a possession claim.

Section 178 – Termination of contract on landlord’s notice

372. Where the contract-holder gives up possession of the dwelling on or before the date specified in the section 172 notice, the contract ends on the specified date. Where the contract-holder fails to give up possession on or before the date specified in the notice, the contract ends either on the date that the contract-holder gives up possession or in accordance with a possession order (see section 202).

373. However, if the landlord withdraws the possession notice before the contract ends, and the contract-holder does not object to this in writing within a reasonable period, the notice will cease to have effect (under subsection (3)).

Section 179 - Serious rent arrears

374. Where the contract-holder has fallen into “serious rent arrears” the landlord may make a possession claim to the court on this ground. “Serious rent arrears” is defined in subsection (2); for example, at least two months’ unpaid rent in the case of monthly rental periods or eight weeks’ unpaid rent where rent is payable weekly.

375. Subject to any available defence based on the contract-holder’s human rights, the court must make a possession order if it is satisfied the contract-holder was in serious rent arrears at the time the possession notice was given and also when the possession claim is heard by the court (see section 212).

Section 180 - Restrictions on section 179

376. The landlord must give the contract-holder a possession notice stating the ground of serious rent arrears before making a possession claim on the ground in section 179. The landlord may make a possession claim 14 days after giving the notice but any claim must be made within six months from the date the landlord gave the notice. The landlord under an introductory standard contract or a prohibited conduct standard contract may not make the claim before the end of the period of one month starting with the day on which the notice was given.

Section 181 - Relevance of events under fixed term contract

377. Where the contract-holder remains in occupation following the expiry of a fixed term standard contract, and a periodic standard contract has arisen under section 182(2), the landlord may make a possession claim following the expiry of the fixed term based on a notice given during the fixed term. Such a notice could be either a possession notice or a notice given under section 183 - landlord’s notice in connection with end of fixed term.

378. The same restrictions regarding a breach of information requirements, a breach of deposit rules and time limitations set out in sections 174, 175 and 177 apply to notices and claims under section 183.

379. In giving a possession notice the landlord may rely on events that occurred during the fixed term period.

CHAPTER 6 - FIXED TERM STANDARD CONTRACTS: END OF FIXED