Advice about letter received from letting agents

had-enough-now

Hi all,

I'm looking for a bit of advice regarding a letter we received from our letting agents today.

Bit of a background. Myself and husband both work full time, we have a 4 year old with aspergers and an almost 2 year old. Last week, we had an inspection done on renewing our tenancy. During this inspection, I advised that we have taken the light out of our eldests room as he doesn't sleep if its in there and spends hours turning the light on and off. Anyway, back to this letter ... It says in it the following:

I would like to highlight a couple of points that were raised.

We could not inspect one of the bedrooms as there were blackout curtains and no bulb present. I would ask that the bulb is replaced in preparation for the next inspection.

The property is extremely cluttered, therefore, I feel flooring etc is not being maintained to the correct standard. This is not to suggest how you should live, I am merely pointing out that there are some concerns in relation to how the property is being maintained'

It's signed by the lettings manager, who was not the person who did the inspection either.

Now I've taken offence at this as it makes out that we're slobs! I explained to the man for the LA why there was no bulb in the room, and he has normal curtains that were open at the time of the inspection (its the youngests room that has blackout curtains, and there's a light in there!). Also, the only clutter is in my living room where the kids toys are. The carpet is beige and does need cleaning, and we are arranging to hire a rug doctor - I also explained this, but it involves arranging for the kids to be away for the day, and one of us would need to take a days holiday from work to do it - we both work in retail and getting a weekend off in the run up to christmas is near impossible! I explained all this to the LA who said we'll see you in 3 monhs for the next inspection.

Now, am I right to be a bit angry with the letter, or should I just ring and rebook another inspection in 4 weeks like they've asked and not say anything?

Hope someone has a point of view that can help

H-E-N

m_13

I suspect that the letting agents are just covering themselves in case there are problems when you move out and you - rightly - could say, why haven't you mentioned it before.

I'm not surprised they've got the rooms mixed up.

We had a letting agent who insisted that we kept the bathroom window open in the winter to try and get rid of mould on the bathroom ceiling. She wrote to us repeatedly about it and unfortunately their office was almost opposite so she could see if it was closed!

Eventually we complained and complained about the mould and they got a plumber out to the flat above only to discover their toilet had been leaking the whole time. Once it was fixed, the mould went away.

However, we got no apology and the agent felt they were simply covering themselves and their clients (our landlord).

So long as there is a bulb in the light the next time you are inspected and the carpet is clean then they can't say anything as normal wear and tear is what is expected.

Colincbayley

You can take it that they are saying you are a slob or you can take it that they are looking out for yours and your landlords interests.
At the end of the day, if a carpet is not cared for ( And I am not saying it hasn't been ) then some of the cost of replacement will end up being taking from your deposit.

If it helps, I clean my carpets when the kids have gone to bed.

had-enough-now

Thanks for the replies ... The carpet is cleaned regularly ... they get hoovered at least every other day, but they do need cleaning (shampooing) round where people walk, and where we sit on the sofa, which to be done properly is going to require the rug doctor. I don't mind doing it, and I've already paid Johnsons for it, it's just sorting out a time to be able to get it to my house and do it, leaving enough time for the carpet to dry without people walking on it.

In regards to the lightbulb, it's quite a high ceiling and I have no ladders to get up there to put a bulb back in (we'd obviously borrow some if/when we move) and the house would be given back in the same condition as it was when we moved in.

I just don't like being judged in regards to the way I live, and saw red when I read the letter as it sounds like they're telling us how to live ... even despite them putting in the letter that they're not telling us.

I wouldn't have minded if they'd mentioned it when they were here either, but the fact that we were told they'd see us in 3 months, I assumed that everything was ok :-(

I hate renting sometimes!!!

Sorry for the rant

H-E-N

Cat695

had-enough-now wrote: »

Thanks for the replies ... The carpet is cleaned regularly ... they get hoovered at least every other day, but they do need cleaning (shampooing) round where people walk, and where we sit on the sofa, which to be done properly is going to require the rug doctor. I don't mind doing it, and I've already paid Johnsons for it, it's just sorting out a time to be able to get it to my house and do it, leaving enough time for the carpet to dry without people walking on it.

In regards to the lightbulb, it's quite a high ceiling and I have no ladders to get up there to put a bulb back in (we'd obviously borrow some if/when we move) and the house would be given back in the same condition as it was when we moved in.

I just don't like being judged in regards to the way I live, and saw red when I read the letter as it sounds like they're telling us how to live ... even despite them putting in the letter that they're not telling us.

I wouldn't have minded if they'd mentioned it when they were here either, but the fact that we were told they'd see us in 3 months, I assumed that everything was ok :-(

I hate renting sometimes!!!

Sorry for the rant

H-E-N

I think you need to understand you wasn't being judged as one other poster clearly put they are protecting their clients property.....

Fire_Fox

There were no major areas of concern - no cannabis factory or puppy farm - so the letting agents have absolved themselves of responsibility towards the landlord to inspect the property during the tenancy. You do not have to allow any inspections whatever unfair clauses have been added to the tenancy agreement, as you have the legal right to 'quiet enjoyment' of your home for the duration of your tenancy.

As long as the carpet is clean and the bulb is replaced by the day of checkout you have not breached any aspect of your tenancy agreement, so simply write back saying you do not give your permission for any further inspections. Nothing more: don't defend yourself about the bulb or carpet it's none of their business as long as the place is safe and legal. If you want to be clever ask them exactly which part of the tenancy agreement has been breached such that you have 'failed' this inspection.

clutton_2

i live in rental at present with cream carpets and i have bought cheaper cream runners for teh most heavy-traffic areas and inside the external doors

as long as the house is clean on check-out for the final inventory, i would take no notice of the agent. just put a lamp in for the next 6 monthly inspection - i would say no to the next 3 monthly one

G_M

Firefox has a point. You can simply refuse to allow any further inspections. They (the LL and/or agent) have no right to inspect without your consent.

However, the LL might feel unhappy about this and decide not to renew your tenancy. Whether you have a fixed term tenancy, or periodic, will determine when/how you can be asked to leave, and in either case proper procedures would need to be followed by the LL, which take time.

I'm not saying this would happen, just that it might.

An alternative would be to suggest that if the agents want to inspect that room, you'd have no objection to their bringimg a ladder and temporarily replacing the bulb themselves!

franklee

I would write a short polite note in answer to the points as a back covering exercise towards protecting the deposit on leaving and then forget it.

Is the dirt round round where people walk caused by you, only at the end of the tenancy you just need to return the carpet to the same level of clean as it was when you moved in, assuming that it was accurately recorded on the inventory. We usually take shoes off indoors which preserved cream carpets like new but perhaps that's not practical for you.

As for the light bulb, in daylight hours light from open curtains is sufficient, so I'd write and point that the room was inspected by daylight with open curtains.

Clutter and toys on the floor are none of the agent's business. You have children so it follows there are toys on the floor.

One thing I do when ringing to make the inspection appointment, I request the lady I prefer at the agents to come round, that way we both know there will be no nonsense and as she is more senior she is more reasonable. What they should be checking for is structural faults, damp, things done by the tenant or faults that harm the fabric of the building etc., and repairs the landlord needs to do. Unfortunately the juniors can look at irrelevant things like toys on the floor.

Doozergirl

Three months is just too often for an inspection and to request a re-book over things which are not relevant during the tenancy, I would see red as well! You should be allowed to live there as it is your home, without being checked on and it is your business to take a lightbulb out or not replace a blown one until you move out. Personally I would think that 6 monthly or yearly would be fine after an initial inspection to make sure you're not burning the worktops for firewood.

I would simply refuse three monthly inspections - it's way over the top. Three months come around very quickly indeed - I have friends I see less often than that, let alone letting agents.

TallPaul78

my first question would be who are the agents? as this will dictate what course of action you should take. I am landlord and i have stopped using agents as they cost too much money for the services they supposedly offer. In your case i would try not to take the letter too personally it is just as m_13 has said they will be just covering their backs just in case. The mix up will be because the person doing the inspection probably wrote it down wrong - even though the cynic in me says that if it is one agency in particular then they may be doing it on purpose to pave the way for not refunding all your deposit.

As for refusing visits - that can be a dangerous path to take if you do it regularly but most agents will be happy to change the vistit frequency to maybe evry 6 months as it means less work for them!