First time landlord - help!

vbt wrote: »

The point about them changing the locks makes me a bit nervous (I've got visions of squatters in my head now!) - perhaps I could add something into the contract prohibiting this and then if this wasn't acceptable to a prospective tenant they wouldn't have to sign it and take up the tenancy?

Just because a tenant changes the locks doesn't make it any easier or any more difficult for them to 'outstay their welcome'. Once the AST is signed and the tenants move they have the right to remain until a court orders otherwise. Of course you can serve notice to quit and most tenants will obey, but if they don't you cannot enter the property and turf them out.

Once you have a court order if the locks had been changed you'd get a locksmith and the police. If the locks hadn't been changed you'd only need the police BUT you'd then want to change the locks as the tenants might have copied the keys. The net result is the same!

vbt wrote: »

I've got two books about the topic on order from Amazon, I'll be joining the National Landlords Association as soon as I get paid,

So would a boiler repair to your tenant's property have to wait until you got paid too?

Warn your mum that she will need to start finding decent, trustworthy and good-value workmen to carry out any repairs that she can't do herself asap. There's nothing worse than trying to find one in an emergency who then have you over a barrel over the cost.

clutton wrote: »

i am a LL , and also a tenant (for the past 18 months) and only now realise how intrusive inspections really are...

i have a hideous agent who does not know the law, tells my smashing LL lies about what is in my agreement, and has been insisting on 3 monthly inspections... up to now he has been allowed into my home twice only ... but i really dont need the hassle... my LL has now agreed 6 monthly inspections - even tho my AST says nothing about inspections at all.

"Inspection" visits so that the LL can comply with his/her s11 repairing obligations are permitted under Statute. Come on Clutton, by now you really ought to be familiar with the implied covenants under the provisions of the LL and T Act 1985. Yes, the T also has a right to "quiet enjoyment" of the property (under another implied covenant) and the two should be balanced, which is best achieved by LLs /LAs negotiating with the Ts for mutually convenient access.

Don't forget that two of the discretionary Grounds for Repossession ( 13 and 15) relate to deterioration of the property and/or the property's furniture: how is a LL supposed to be able to assess that without inspections? The LL may, of course, consider seeking a Court Order for access, potentially landing the T with payment of costs too.

Many Ts look after their rented home & are careful to always report repairs issues in writing to their LL, some don't give a hoot ( in the same way that not all OOs care about property maintenance to the same extent)

Ts can refuse inspections, but they are likely to face problems if the LL is slow to effect any repairs and many LLs will serve notice on such Ts , at the earliest opportunity. Just negotiate time/day/frequency for mutual convenience and "show" the LL/LA round your home, rather than allowing them to wander at will.



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