Effective Date: 17 June 2026
Website: www.thekarnani.com
Trading Name: Karnani
Company: Potentia Investments Limited
Company Number: 12525449
Registered in: England and Wales
1. Introduction
Welcome to www.thekarnani.com. This website is operated by Potentia Investments Limited, trading as Karnani.
These Terms and Conditions apply to your use of our website, enquiry forms, property listings, communications, booking process, holding deposit process, tenancy application process, and related services.
By using our website, submitting an enquiry, arranging a viewing, paying a holding deposit, completing an application form, or otherwise engaging with us, you agree to these Terms and Conditions.
If you do not agree with these Terms, you must not use our website or proceed with any enquiry, application, booking, or payment.
These Terms do not replace your tenancy agreement. Where a tenancy agreement is entered into, the tenancy agreement will govern the legal relationship between landlord and tenant, subject always to applicable law.
2. Our Role
Karnani may act as landlord, managing agent, property manager, marketing agent, or representative depending on the property and arrangement.
Not all properties advertised are owned by Karnani. Some properties may be managed or marketed on behalf of landlords, operators, or third parties.
We reserve the right to refuse, pause, cancel, or decline any enquiry, viewing, application, reservation, or tenancy proposal where permitted by law.
3. Use of the Website
You agree to use this website lawfully, honestly, and responsibly.
You must not:
● submit false, misleading, incomplete, or fraudulent information;
● impersonate another person;
● upload or transmit malicious code, viruses, or harmful content;
● attempt to gain unauthorised access to our systems, data, website, email accounts, portals, or third-party platforms;
● copy, reproduce, scrape, misuse, or commercially exploit our website content, property listings, photographs, branding, wording, or other materials without written permission;
● use our website or services for any unlawful, abusive, threatening, harassing, or fraudulent purpose.
All website content, including text, images, graphics, design, branding, and property descriptions, belongs to Karnani or its licensors and must not be copied or reused without our written consent.
4. Property Listings, Prices, and Availability
All property listings, descriptions, photographs, floorplans, videos, prices, bills information, furnishings, room details, availability dates, and other property information are provided for general marketing purposes only.
They do not constitute a binding offer, guarantee, contract, or tenancy.
Property details may change at any time without notice. Rooms or properties may be withdrawn, reserved, let, re-priced, refurbished, altered, or otherwise become unavailable before your application is completed.
Photographs, videos, and descriptions may be illustrative and may not show the exact current condition, layout, furniture, decoration, or contents of the room or property.
You are responsible for checking that the property, room, rent, bills arrangement, term, move-in date, and tenancy conditions meet your requirements before proceeding.
Viewings, offers, reservations, bookings, applications, and move-ins are always subject to availability, landlord approval, referencing, Right to Rent checks, payment, signed documents, and our internal approval process.
5. Enquiries and Communication
By submitting an enquiry or application, you consent to being contacted by email, phone, SMS, WhatsApp, property portals, or other communication channels in relation to your enquiry, viewing, application, booking, tenancy, payments, documents, compliance checks, or related matters.
You must provide accurate and up-to-date contact details.
You are responsible for checking your email, messages, spam folder, and portal inboxes regularly during the application and tenancy process.
Failure to respond within a reasonable time may result in delay, cancellation of a reservation, loss of priority, or withdrawal of the property from your application, subject to applicable law.
We may require important tenancy, payment, compliance, or legal communication to be conducted through official email only.
6. Tenancy Applications
Submitting an enquiry, attending a viewing, completing an application form, or paying a holding deposit does not guarantee that you will be accepted for a tenancy.
A tenancy is not legally binding until all required parties have signed the tenancy agreement and any required pre-tenancy conditions have been satisfied.
As part of the application process, you may be required to provide:
● full legal name;
● date of birth;
● current and previous addresses;
● proof of identity;
● proof of Right to Rent in the UK;
● proof of income, employment, student status, guarantor details, or funding;
● previous landlord or agent references;
● emergency contact information;
● completed application forms;
● signed tenancy documents;
● any other lawful information reasonably required to assess your application.
You confirm that all information and documents provided by you are true, accurate, complete, and not misleading.
We may decline or cancel an application if information is false, misleading, incomplete, unverifiable, inconsistent, delayed, or materially different from what was originally stated.
7. Right to Rent Checks
Before any tenancy can proceed, we must complete any legally required Right to Rent checks.
You must provide the documents, share codes, identification, immigration status evidence, or other information required for us to complete these checks.
If you fail a Right to Rent check, fail to provide the required documents, provide false or misleading information, or delay the process without reasonable cause, we may refuse to proceed with the tenancy.
Where permitted by law, the holding deposit may be retained if the tenancy cannot proceed because you fail a Right to Rent check or fail to provide the required information or documents.
8. Holding Deposit Terms
A holding deposit is paid to reserve a property or room while referencing, verification, Right to Rent checks, document collection, and pre-tenancy checks are completed.
A holding deposit demonstrates your serious intention and commitment to rent the property.
Payment of a holding deposit does not create a tenancy and does not guarantee that your application will be accepted.
9. Holding Deposit Amount
The holding deposit will not exceed the maximum amount permitted by law, which is normally equivalent to one week’s rent.
The amount payable will be confirmed before payment is taken.
We will not request or accept unlawful tenant fees.
10. Deadline for Agreement
The default deadline for agreement is 15 calendar days from the date the holding deposit is received, unless a different deadline is agreed in writing.
If referencing, verification, Right to Rent checks, guarantor checks, document collection, or other pre-tenancy steps cannot reasonably be completed within this period, we may discuss and agree an extended deadline with you in writing.
You must take all reasonable steps to progress the tenancy within the deadline. This includes responding promptly, completing forms, providing documents, making payments, signing documents, providing guarantor information where required, and cooperating with lawful checks.
11. When the Holding Deposit May Be Retained
Subject to applicable law, the holding deposit may be retained if:
1. you provide false, misleading, inaccurate, incomplete, or materially relevant information in connection with your application;
2. you fail a Right to Rent check;
3. you fail to provide documents, share codes, identification, references, guarantor information, or other information reasonably required to complete the application;
4. you withdraw from the property after the holding deposit has been paid and the property has been reserved for you;
5. you change your mind after the property has been removed from the market or paused for your application;
6. you fail to take all reasonable steps to enter into the tenancy agreement by the deadline for agreement;
7. you delay the process by failing to complete forms, provide documents, respond to reasonable requests, sign documents, make agreed payments, or cooperate with referencing;
8. your guarantor, where required, fails to cooperate, fails referencing, refuses to sign, or does not provide required information within a reasonable time, where this prevents the tenancy from proceeding and is not due to our fault;
9. you attempt to renegotiate material terms after reservation, including rent, move-in date, tenancy length, occupants, guarantor requirement, or payment terms, and the tenancy does not proceed as a result;
10. you reserve a property but then proceed with another property or alternative accommodation.
This means that if you book a room or property, pay a holding deposit, and then withdraw, disappear, delay, change your mind, fail to provide documents, or do not move forward with the tenancy without a lawful reason caused by us, you may lose the holding deposit.
The holding deposit is not a penalty. It reflects the lawful consequences of reserving a property, pausing marketing, carrying out checks, undertaking administration, and losing other potential applicants while your application is being processed.
12. When the Holding Deposit Will Be Refunded
The holding deposit will be refunded where required by law, including where:
1. we decide not to proceed with the tenancy for reasons not caused by you;
2. the landlord decides not to proceed with the tenancy for reasons not caused by you;
3. the tenancy agreement is not entered into because of our delay or default;
4. we are unable to complete referencing or Right to Rent checks for reasons not attributable to you;
5. we have acted in a way that means retention of the holding deposit would not be permitted by law.
Where a refund is due, it will normally be made within 7 calendar days of the relevant decision or within 7 calendar days of the deadline for agreement, whichever applies under law.
Refunds will usually be made to the original payment method or bank account from which payment was received, unless otherwise agreed and verified.
13. Application of Holding Deposit if Tenancy Proceeds
If the tenancy proceeds, the holding deposit may, with your consent, be applied towards:
● your first rent payment; or
● your tenancy deposit.
This will be confirmed in writing or reflected in your payment statement, invoice, or tenancy paperwork.
14. Tenancy Deposits
Where a tenancy deposit is required, the amount, protection method, prescribed information, and repayment process will be handled in accordance with applicable tenancy deposit legislation.
The tenancy deposit is separate from the holding deposit unless the holding deposit is lawfully transferred towards the tenancy deposit after the tenancy proceeds.
Tenancy deposits may be used in accordance with the tenancy agreement and applicable law for matters such as unpaid rent, damage, cleaning, missing items, unpaid charges permitted by law, or other tenant liabilities.
15. Rent, Payments, and Permitted Charges
All rent, deposit amounts, payment deadlines, permitted charges, and payment methods will be confirmed before or at the point of entering into the tenancy agreement.
You must make payments on time and in full according to the agreed payment schedule.
Late rent or unpaid sums may result in lawful recovery action, interest where permitted, deductions from deposit where lawful, possession proceedings where legally available, and reporting to relevant parties where permitted.
We do not charge prohibited tenant fees.
Permitted payments may include, where lawful:
● rent;
● tenancy deposit;
● holding deposit;
● payments for lost keys or security devices;
● payments for tenancy changes requested by the tenant, where permitted;
● payments for early termination requested by the tenant, where permitted;
● utilities, council tax, communication services, or TV licence where applicable;
● default fees permitted by law;
● other payments expressly permitted under applicable legislation.
16. Payment Security and Bank Details
You must only make payments using bank details or payment instructions issued from an official Karnani email address or approved payment system.
Karnani will not change bank details through unofficial WhatsApp messages, SMS, social media messages, or verbal-only instructions.
Before sending funds, you must verify payment details carefully.
We are not responsible for losses caused by you sending money to the wrong account, relying on fraudulent messages, failing to verify payment instructions, or ignoring payment security warnings.
If you receive suspicious payment instructions, you must contact us immediately using official contact details.
17. Tenancy Type and Renters’ Rights Act Compliance
For properties in England, tenancies will be offered and managed in accordance with the Renters’ Rights Act 2025 and other applicable housing legislation.
Where the law requires an assured periodic tenancy, the tenancy will be treated accordingly.
We will not rely on Section 21 notices where they are no longer lawful.
Any possession action, rent increase, tenancy notice, or tenancy management step will be handled in accordance with the legal framework in force at the relevant time.
Nothing in these Terms is intended to remove, reduce, or limit any statutory rights you have as a tenant or prospective tenant.
18. No Guarantee of Fixed Availability or Move-In Until Completion
A room or property is not fully secured until all required steps have been completed, including:
● payment of required sums;
● completion of application forms;
● satisfactory referencing;
● satisfactory Right to Rent checks;
● landlord or internal approval;
● signed tenancy agreement;
● signed guarantor agreement, where applicable;
● cleared funds;
● confirmation of move-in arrangements.
Until then, the application remains subject to contract and subject to completion of all pre-tenancy checks.
We may withdraw or cancel a proposed tenancy where lawful if required documents, checks, payments, signatures, approvals, or compliance requirements are not completed.
19. Viewings
Viewings may be in person, virtual, by video, by photographs, or by other reasonable means.
You are responsible for satisfying yourself that the property is suitable before proceeding.
If you choose to proceed without viewing in person, you accept that your decision is based on the information available to you at the time.
Viewings do not guarantee availability, acceptance, or reservation.
20. Room Allocations and Substitutions
Where a specific room is reserved, we will make reasonable efforts to provide that room.
However, where necessary due to maintenance, safety, compliance, landlord instruction, availability issues, previous tenant delays, operational issues, or other circumstances beyond our reasonable control, we may offer an alternative room or property where lawful and reasonable.
If a materially different alternative is offered, you may choose whether to proceed, subject to applicable law and the terms of any agreement already signed.
21. Tenant Responsibilities After Move-In
Once a tenancy begins, you must comply with your tenancy agreement and all lawful house rules, including rules relating to:
● rent payment;
● cleanliness;
● waste disposal;
● noise;
● visitors;
● keys and lockboxes;
● fire safety;
● reporting maintenance;
● access for repairs and inspections;
● anti-social behaviour;
● damage;
● illegal activity;
● subletting;
● smoking or vaping restrictions;
● pets, where applicable;
● communal areas;
● respect for other occupiers, neighbours, contractors, staff, and landlords.
Failure to comply may result in charges where permitted, deposit deductions, warnings, tenancy enforcement, possession action where legally available, or other lawful remedies.
22. Maintenance and Repairs
Maintenance should be reported through the official reporting process provided to you.
You must report urgent issues immediately, including leaks, electrical hazards, fire safety concerns, lock failures, heating or hot water failures, serious damage, or anything that may affect health and safety.
You must not instruct your own contractors, carry out unauthorised repairs, make alterations, change locks, or deduct repair costs from rent without written agreement, unless legally permitted.
We are not responsible for delays caused by lack of access, parts availability, contractor availability, third-party suppliers, landlord approvals, utility providers, weather events, emergencies, or circumstances outside our reasonable control.
23. Utilities and Bills
Where bills are included, the included services and any fair usage rules will be set out in the property advert, offer, or tenancy agreement.
Where bills are not included, you are responsible for setting up and paying relevant utilities, council tax, broadband, TV licence, or other services as applicable.
Where fair usage terms apply, excessive or unreasonable usage may result in additional charges where permitted and clearly agreed.
24. Council Tax and Student Exemption
Where you claim student status or council tax exemption, you must provide valid evidence promptly.
If you fail to provide evidence, lose your exemption, provide incorrect information, or the council rejects your exemption, you may be responsible for council tax charges where applicable.
You must cooperate with reasonable requests for documents required for council tax, licensing, compliance, or property management purposes.
25. Conduct Towards Staff, Contractors, and Other Occupiers
We operate a zero-tolerance approach to abusive, threatening, discriminatory, harassing, aggressive, or unlawful behaviour towards staff, contractors, landlords, housemates, neighbours, agents, or other occupiers.
We may restrict communication channels, refuse service, report incidents, or take lawful action where behaviour is unacceptable.
26. Third-Party Platforms
Our properties may be advertised on third-party platforms such as SpareRoom, Rightmove, Zoopla, OpenRent, social media platforms, or other portals.
We are not responsible for the accuracy, availability, technical performance, privacy practices, payment systems, or terms of third-party platforms.
Your use of third-party platforms is subject to their own terms and policies.
27. Third-Party Services
We may use third-party providers for referencing, identity checks, Right to Rent checks, payment processing, deposit protection, maintenance management, inventory reporting, communication, property portals, or document signing.
We are not responsible for delays, errors, outages, decisions, or technical failures caused by third-party providers, although we will take reasonable steps to assist where appropriate.
28. Data Protection and Privacy
We process personal data in accordance with UK data protection laws, including the UK GDPR and Data Protection Act 2018.
We may process your personal data for purposes including:
● responding to enquiries;
● arranging viewings;
● assessing tenancy applications;
● carrying out referencing;
● completing Right to Rent checks;
● preparing tenancy documents;
● managing payments;
● managing tenancies;
● handling maintenance;
● complying with legal obligations;
● preventing fraud;
● resolving disputes;
● marketing, where permitted.
Further details are set out in our Privacy Policy.
29. Marketing Communications
Where permitted by law, we may contact you about relevant properties, services, offers, or updates.
You may opt out of marketing communications at any time.
Opting out of marketing does not prevent us from sending important transactional, tenancy, payment, legal, safety, or compliance communications.
30. Limitation of Liability
Nothing in these Terms limits liability where it would be unlawful to do so.
Subject to that, Karnani is not liable for:
● indirect, incidental, special, or consequential loss;
● loss of profit, opportunity, business, data, goodwill, or reputation;
● losses caused by inaccurate information provided by you;
● losses caused by third-party platforms, portals, payment processors, banks, referencing providers, contractors, landlords, utility providers, councils, internet providers, or other third parties;
● losses caused by fraud, phishing, scam payment instructions, or unauthorised third-party communications;
● delays or failures caused by events beyond our reasonable control;
● property unavailability before a tenancy agreement is completed;
● differences between marketing materials and actual property condition, provided no legal misrepresentation has occurred.
Your statutory rights are not affected.
31. Events Outside Our Control
We are not responsible for delay or failure caused by events beyond our reasonable control, including:
● fire, flood, storm, severe weather, or natural events;
● utility failure;
● internet or system outage;
● contractor or supplier delay;
● staff illness or absence;
● landlord delay or refusal;
● council, licensing, legal, or regulatory action;
● emergency repairs;
● police or emergency service involvement;
● war, terrorism, civil unrest, pandemic, or government action;
● banking or payment processing delays.
32. Complaints
If you have a complaint, you should contact us first so we can try to resolve the matter.
Please email:
[email protected]
[email protected]
You should include your full name, property address or room reference, tenancy/application reference if applicable, a clear explanation of the issue, and any supporting evidence.
We aim to handle complaints fairly and within a reasonable time.
If your complaint remains unresolved, you may be able to refer it to the Property
Redress Scheme or another applicable redress scheme, depending on the nature of the complaint and our role in the matter.
33. Disputes
You agree to try to resolve disputes with us directly and reasonably before taking further action.
Nothing in these Terms prevents you from exercising statutory rights, contacting a local authority, seeking independent advice, using a tenancy deposit scheme dispute process, or bringing a legal claim where appropriate.
34. Changes to These Terms
We may update these Terms from time to time to reflect changes in law, regulation, business operations, website functionality, or service processes.
The latest version will be published on our website with an updated effective date.
Continued use of the website or services after changes are published means you accept the updated Terms, unless the law requires otherwise.
35. Severability
If any clause in these Terms is found to be invalid, unlawful, or unenforceable, the remaining clauses will continue in full force and effect.
36. Governing Law and Jurisdiction
These Terms are governed by the laws of England and Wales.
Subject to any statutory rights you may have, the courts of England and Wales will have jurisdiction over disputes arising from these Terms.