
- •October 2003
- •Landlords
- •Representative associations
- •The role of standard contracts
- •Remedies
- •Question 1: Choice of the Tenant
- •Disability
- •Variant
- •Additional remarks
- •The modern DSBA standard form tenancy agreement provides that in the event of T's breach of covenant, L may terminate the tenancy by serving at least 4 week's notice (Clause 4.1(ii)).
- •Public law requirements concerning available space for each inhabitant of a dwelling
- •Question 3: Sub-renting
- •Question 6: Contract Unlimited in Time
- •Question 11: Immediate Termination under Unusual Circumstances
- •Question 12: Settlement Date and Modes of Payment
- •Question 17: Utilities
- •Question 18: Control of Standard Terms
- •Question 19: Frequent Standard Terms
- •Question 20: Changes to the Building by the Tenant
- •Variant 2:
- •It is common for L to include a standard term in a tenancy agreement prohibiting T from altering the property in any way. For example, clause 2.14 of the DSBA standard form lease provides that T agrees:
- •Unless the Landlord previously approves in writing, not to alter the property in any way nor add to it (and this includes any wiring or cabling there) nor to allow anyone else to do so nor to erect any television or radio aerial satellite dish there.
- •The first contract in time will take priority. T2 will have an action for breach of contract against L. The remedy here is damages.
- •Question 25: Delayed Completion
- •T has a clear case against L for breach of contract.
- •Question 26: State and Characteristics of the House (Guarantees)
- •The are a number of different sources of law governing standards in rented dwellings.
- •Variant 1: By letter, T asks L to renovate the walls affected by mildew within 2 weeks. As L does not reply, T has the repair done by a specialist and wants to off-set the costs from the monthly rent rates. Is this lawful?
- •Variant 2: T did not discover the mildew stains when inspecting the house before entering into the contact, even though these had already been present. Does this preclude her from claiming a rent reduction?
- •The fact that T did not notice the stains prior to entering the tenancy agreement does not preclude him from pursuing the remedies outlined above.
- •This is not a valid ground for seeking a rent reduction. T is obliged under the tenancy agreement to pay the rent as and when it falls due. As regards T's potential remedies in this scenario see Q. 26 below.
- •To the extent the landlord is held liable under a)- c): Could his liability have been lawfully excluded by a disclaimer clause contained in the contract?
- •Question 27: House to be used for Specific Purpose
- •If L misrepresented the situation to T, then T would have a claim for breach of contract. T may also have a professional negligence action against his legal advisors (if any).
- •Set 6: The Relationship among the Tenant and Third Persons
- •Question 28: Neighbour Relations
- •Breach of covenant of quiet enjoyment and non-derogation from grant

that if the goods or services in question are provided to the minor "on unfavourable terms", then the contract may not be enforceable.86
Pursuant to section 3(3) of the Equal Status Act, treating a person who has not reached the age of 18 differently to another person does not amount to discrimination on the age ground.
L is therefore entitled to refuse to rent the premises to a T who has not reached the age of 18 without falling foul of the Equal Status Act.
Disability
Apart from minority, another reason why T may not have full capacity is by reason of disability. The general rule here is that a person of unsound mind has capacity to enter into a contract and will be bound by it unless the existence of the disability was known to the other party.87 In the event that the other party was not aware of the disability, there is early Irish authority to the effect that a “fair and bona fide” contract will not be set aside by the courts.88 Where a person of "unsound mind" is made a ward of court, and put under the care of a "committee", then only his "committee" is entitled to enter into a contract on his behalf.89
The Equal Status Act prohibits discrimination on the grounds of disability (this concept is defined broadly in section 2(1) of the Act).
It should be noted that, to date, the Equality Tribunal has only considered one case concerning alleged discrimination in the specific context of access to housing.90 It is also worth noting that, in practice, a common reason for private landlords discriminating against tenants is the fact that a tenant's main source of income is a social welfare payment and/or the tenant is claiming rent supplement from the local
86McDermott, above, n. 83, at para. 17.12.
87McDermott, above, n. 83, at para. 17.44 citing Imperial Loan Co. v. Stone [1892] 1 QB 599.
88McDermott, above, n. 83 at para. 17.48, citing Hassard v. Smith (1872) IR 6 Eq
89See Wylie, J.C.W., Landlord and Tenant Law (2nd ed.) (Dublin: Butterworths, 1998) at para. 6.15.
90See above, n. 82.
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