Landlord wants to do another inventory!

annabamma

Hello. My partner and I moved into our current flat 2 months ago. The agency did an inventory with us the day we moved in which we agreed with and signed. So far so good.

We received a letter from the landlord last week saying that the management of our property has been changed to another agency. This agency have since come round to "inspect the property" (don't know what for, we were both in work), and now this new agency are saying they need to come around and do another inventory.

Can they do this? My understanding has always been that the purpose of the inventory is to record the state of the property before it's let, and then again at the end of the tenancy. The original inventory didn't have pictures, just a brief description of the furniture etc. and condition. Apparently they now want to take pictures.

Also, obviously, now that we've moved in, the flat is full of our belongings and our own furniture (the flat was let as furnished but it only really had the basics: beds, wardrobes, sofa, table and chairs, kitchen appliances). So how are they expecting to establish what was there when we moved in and what's ours unless we're there to tell them?

Also, I'm quite annoyed, because we have actually improved the condition of the flat since we've been there. For example, the kitchen, oven and washing machine were filthy and are now gleaming. And the garden (which wasn't even mentioned on the original inventory), was completely overgrown and full of weeds, and although it's nowhere near well-maintained yet, we've done a lot of work to it.

Any advice? Can they add anything to the original inventory? I'm finding all this pretty annoying, we've only just moved in and I could do without the hassle!

BitterAndTwisted

I don't think it's anything to be concerned about, really. You've got a copy of the original, signed inventory so give the new agents a copy of it and let them satisfy themselves that it's all still there. Naturally, they can't be expected to know what the condition of any of the items are if they haven't seen them.

I'd be a bit flipping-well miffed about the new agents "inspecting the property" while you're not in. They're absolutely not entitled to do that without giving you notice in writing and you can decline if it's not at a convenient time. Damned cheek! Change the locks and put the landlord's ones back when you move out.

Jowo_2

Undertaking another inventory is pointless in my opinion but having a routine property inspection so they can familiarise themselves with its current condition and understand if you've been treating it well does make sense. Perhaps they feel the first agency did a deficient job.

Ask Shelter for advice on whether you have to accept a new inventory/schedule of condition and then make a decision on whether you will permit this.

Make clear to the agents that you expect to receive notification in advance of all visits which must not proceed until you have given your permission, if its the case that they let themselves in without your knowledge and consent.

Geenie

If this has been taken over by a new LA, then I think the fact they want to do their own inventory and not take the word of a previous shows they are taking the job seriously! But I would insist they attend when you are present, and show them what you took on in the original inventory. You need to make it quite clear with them and not sign anything until what you have done to improve the property has been included on the new.

Taking pictures is a good sign in my books. I always do and provide copies for the tenants which we all sign. That said, I don't expect the place to come back exactly the same, as wear and tear is to be expected. But it is a basis for what isn't acceptable if the place is trashed.

Check your AST, and deposit with the new management and read up on tenancy rules so that you know they are following protocol.

lynzpower

Hang on a minute.

the landlord usually pays for the check in one, and the tenants, the check out inventory. The inventory belongs to the landlord. I know this as I used to do freelance work with a inventory company and used to undertake inventories on rented properties.

Are they expecting any of this to be paid by you?

Also I would be concerned that none of your own belongings get inventorised ( it happens!) and you get charged out of your deposit for removing your own stuff :eek: this is exactly why the inventories are done before you move in!!

annabamma

Thanks for your replies.

The agency did technically give us notice of the inspection, should have made that clear, sorry. Although they did this by posting a letter through the door the day beforehand, which was then opened that evening when I got home from work, by which time their office was closed so I couldn't ask them why they were doing the inspection or tell them if it was inconvenient.

Jowo wrote: »

Ask Shelter for advice on whether you have to accept a new inventory/schedule of condition and then make a decision on whether you will permit this..

Thanks, I will phone them tomorrow. I've never heard of anyone having a second inventory done during their tenancy. Will be interesting to find out.

lynzpower wrote: »

Hang on a minute.

the landlord usually pays for the check in one, and the tenants, the check out inventory. The inventory belongs to the landlord. I know this as I used to do freelance work with a inventory company and used to undertake inventories on rented properties.

Are they expecting any of this to be paid by you?

I never even thought of that. I certainly hope not! Will definitely ask them that!

Geenie wrote: »

If this has been taken over by a new LA, then I think the fact they want to do their own inventory and not take the word of a previous shows they are taking the job seriously! But I would insist they attend when you are present, and show them what you took on in the original inventory. You need to make it quite clear with them and not sign anything until what you have done to improve the property has been included on the new.

Taking pictures is a good sign in my books. I always do and provide copies for the tenants which we all sign. That said, I don't expect the place to come back exactly the same, as wear and tear is to be expected. But it is a basis for what isn't acceptable if the place is trashed.

I agree, taking pictures is a good idea, but if it wasn't done before we moved in then surely that's not our problem? If they come round and take pictures now then they'll be of the flat with all our belongings in it. What are they going to do? Pull the throws off the sofa to take a picture of it? Remove all the bedding to take pictures of the mattresses? I've got a copy of the inventory, which is our proof of the condition and contents of the flat when we moved in, and how we will be leaving it when we move out. The way it is now is not how we'll be leaving it, it's the way it is while it's our home.

I agree that one or both of us should be present, and make sure that they don't include anything on the inventory which is, in fact, ours. So basically, if they do another inventory, it should be exactly the same as the first one anyway! But that's going to involve taking time off work, which I would really rather not do, particularly as we only did the first inventory 2 months ago and it seems a bit pointless!

Geenie

I agree it is a pain to take time off work, but we all have to do it at times to get what we want. I can't imagine many company's that don't say you have to be in during a certain time in order to get a service / delivery. It is a pain for sure, especially when they don't turn up, but such is life. It is all a matter of how important you feel about the issue?!

nellypops

i hate landlords

Lindy-Lou_2

I think you will find most LA's taking over a new property will probably do an inspection/inventory even if it is to use it as justification to the Landlord that they are doing their job! Check you rental agreement, as LA's should be doing regular inspections on behalf of his client. I have worked in Property Management and I wouldn't be surprised if you never hear from them after their initial visit especially if you have improved it, they won't look to make work for themselves. Regular inspections are a rarity so don't 'lose any sleep over it' - I bet you won't see them again especially if you want the Landlord to do anything!!

Enjoy your new home.

tbs624

annabamma wrote: »

Hello. My partner and I moved into our current flat 2 months ago. The agency did an inventory with us the day we moved in which we agreed with and signed...

This is the inventory which should be used when you move out: don't sign another one. Just smile and say that you understand that they need to familiarise themselves with the property but that you already have the relevant inventory in place. Have a photocopy of it ready plus a written list of any improvements that you have made to the condition of the property, sign it , date it and hand it over to the LA (keeping a copy yourself). If you have any difficulties with the new LA over this you could contact the local Council's private sector rentals office (tenancy relations office/landlord liaison officer)or a LL and T adviser at the CAB. It may be that the former LA has lost, or refused to hand over, the counterpart to the original inventory that you hold, but that is no reason for you to be put at a disadvantage.

belisha-beacon

I would agree to an inspection but I would never agree to a new inventory being taken. Your contract probably specifies terms and conditions for the inventory and will state that it will be taken before you move in and when you leave. If nothing else, it's as you said: you've improved a lot of things. You don't want to be penalised when you move out based on standards that were not there when you originally moved in.