Landlord Inspection...What to expect?

DawnW

I think it is quite reasonable to arrange a mutually convenient time for the LL to regularly inspect his or her property. I do it 6 monthly (I don't particularly like doing it, but need to check the fabric of the house and outbuildings). It is an opportunity for tenants to point out anything they think is wrong - of course they can do this by phone or in person at any time, but in practice they don't always. I think it is quite important to keep on top of anything that needs looking at in an old house particularly. To the OP, I wouldn't be particularly worried about a few accidental marks on a painted wall to be honest, it sounds like a wear and tear issue. I would just make a note that it would need to be repainted next time it became empty. If the tenant said they would like to repaint to make it nice, I would give them some matching paint if possible, or if not obtainable, allow them to choose from a selected (by me, no blacks, purples or puce greens:eek: ) range of colours and provide the paint to do the whole room - save me a job!

lufcgirl

Thanks for all your advice guys.

Well the inspection is between one and three today and we know neither of us will be in. We tried to get my friends Mum to come round but her son has her car. The marks are worrying, but the plaster damage in one of the bedrooms is worse. The plaster has came away and exposing the wall itself and sort of a grid pattern underneath. This was caused by the doors slamming themselves, even though they have a type of lock on which is supposed to let the door close slowly and without noise. The LL has already had pictures of this, but were expecting blame for it!

tbs624

pinkshoes wrote: »

Where does quarterly inspections fit in with the entitlement to quiet enjoyment of the property? I thought you only HAD to let them in to carry out emergency repairs?

I certainly wouldn't let them in whilst I wasn't there!!

I agree that inspections should be arranged for when a tenant is there, not least because that sort of courtesy fosters a better LL & T relationship. You could even suggest that they are agreed well in advance of the date: give the LA something to put into his Blackberry

The tenant's right to quiet enjoyment is an "implied covenant" & the Landlord and Tenant Act 1985, S11 ( which has the LLs repairing obligations in it) states:

6) In a lease in which the lessor’s repairing covenant is implied there is also implied a covenant by the lessee that the lessor, or any person authorised by him in writing, may at reasonable times of the day and on giving 24 hours’ notice in writing to the occupier, enter the premises comprised in the lease for the purpose of viewing their condition and state of repair.

Both are therefore implied covenants & there has to be a balance between the two -successful LL&T relationships manage to achieve that balance.. You would probably find it harder to complain about a LL who fails on his repairs/maintenance obligations if you persistently refused to let him or his representative cross the threshold to check the condition of the property.

I would however challenge any LL/LA who does very frequent inspections or seeks to use the clause for anything other than its stated purpose , & tried, say , to insist on viewings for potential new tenants/buyers that weren't convenient for an outgoing tenant.