HEAD LEASES - WHAT LANDLORDS NEED TO AVOID
A head lease can make property truly hands-off—if you lock in the head lease key clauses that protect income and the asset. In Kent & South London, we see great outcomes when the head lease key clauses are precise: rent, use/consents, standards, maintenance thresholds, compliance responsibility and hand-back condition.
The Head Lease Key Clauses That Protect Income
Your first priority is predictable payments. These head lease key clauses keep the money side tight:
Rent & indexation: exact amount, payment date, any CPI/review formula.
Late payment remedy: grace period and interest, so dates matter.
Set-off limits: avoid open-ended offsets against the rent.
Head Lease Key Clauses on Use & Consents
Define permitted use and confirm lender/freeholder consents upfront. These head lease key clauses stop disputes later and keep you compliant with leasehold or mortgage terms.
Standards, Inspections and Maintenance—Write It Down
The asset stays healthy when expectations are explicit. Add these head lease key clauses:
Standards schedule: cleanliness, fixtures, décor level, frequency of deep cleans.
Inspection cadence: e.g., quarterly with photo logs you can view.
Maintenance thresholds: operator handles items under £X without delay; anything above needs approval with quotes.
Emergency works: clear protocol and post-works evidence pack.
Hand-Back Condition—Where Most Disputes Live
The hand-back is where money is gained or lost. Locking in head lease key clauses here prevents arguments:
Schedule of condition at start (photos & notes).
Hand-back standard at end (paint, flooring, appliances, garden).
Dilapidations process and timelines.
Reinstatement of any permitted alterations.
Pricing Reality—No Management Fees, Predictable Income
Assignment/subletting controls (no silent transfers).
Insurance & claims (who insures; how claims are handled and evidenced).
Access rights for inspections and urgent works.
Data & reporting: monthly statement + KPI snapshot.
Key Clauses That Keep You in Control
Assignment/subletting controls (no silent transfers).
Insurance & claims (who insures; how claims are handled and evidenced).
Access rights for inspections and urgent works.
Data & reporting: monthly statement + KPI snapshot.
Head Lease Key Clauses in Kent & South London (Examples)
- Bromley / Croydon flats: include service-charge evidence sharing and planned works notices.
- Sevenoaks / Tunbridge Wells houses: gardens and external maintenance standards in the schedule.
- Canterbury student areas: damage and term-end clean clauses tightened with photo evidence.
FAQS
Yes—confirm permitted use and get written consent before the head lease starts.
Usually the operator during the term; specify this in the lease.
Yes—set this in the standards & inspections clauses and require shared access.
The schedule of condition and hand-back standard govern works and timelines; dilapidations are handled per the clause.
No management fee is charged to you under our head leases; your rent is the amount paid. Thresholds for larger works are pre-agreed.
