Below is a real LeaseScan analysis of an anonymised UK assured shorthold tenancy. Every clause, severity flag, and recommendation is exactly what your own report will look like — minus the bits specific to your jurisdiction and your tenancy.
This tenancy is broadly within the bounds of UK law and uses standard AST language for most clauses. However, there are 2 critical issues and 4 warnings that are worth raising with the landlord before signing — particularly around deposit handling, fair wear-and-tear, and the right of entry.
Critical issues are clauses that may be unenforceable under the Tenant Fees Act 2019 or Consumer Rights Act 2015, or that materially shift risk to the tenant in a way the law does not require.
Showing 4 of 18 clauses analysed. Your full report includes every clause.
"The Landlord may deduct from the Deposit such sums as in his absolute discretion he considers reasonable to cover any breach of this Agreement, including but not limited to professional cleaning of the entire Property whether or not the Tenant has cleaned the same."
This is likely unenforceable. Under the Consumer Rights Act 2015, terms granting "absolute discretion" to one party are presumed unfair. The professional cleaning requirement specifically has been ruled unfair by the courts unless the property was professionally cleaned at the start of the tenancy and is in worse condition at the end. You should not have to pay for cleaning if you've returned the property in the same standard you received it (allowing for fair wear and tear).
"The Landlord and his agents shall have the right to enter the Property at all reasonable times to inspect the same or to carry out repairs or works of any kind."
Missing the legally required notice period. Section 11 of the Landlord and Tenant Act 1985 (and your right to quiet enjoyment) requires the landlord to give at least 24 hours' written notice before entering, except in genuine emergencies. This clause as drafted contradicts that statutory minimum and is therefore unenforceable to that extent — but a clause that conflicts with statute is a red flag about the landlord's overall posture.
"The rent may be increased annually at the Landlord's discretion, in line with market rates."
Open-ended rent reviews "at the landlord's discretion" are vague enough that you have no protection against significant mid-tenancy increases. While not unenforceable, this is one-sided and should be tightened. Statutory rent review processes for ASTs require either tenant agreement or a formal Section 13 notice with appeal rights to the First-tier Tribunal.
"The Deposit will be held in the Deposit Protection Service (DPS) within 30 days of receipt and the Tenant will be provided with the Prescribed Information."
This is correct and meets the requirements of the Housing Act 2004 (as amended). Deposits for ASTs in England must be protected in one of three approved schemes (DPS, MyDeposits, or TDS) within 30 days, and the Prescribed Information must be served on the tenant within the same period. Failure to do either gives the tenant the right to claim 1–3× the deposit value as a penalty.
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