Rental Inspection - right to specific time?

GDB2222

This is a truly wonderful thread. The OP has quite reasonably said that an 8 hour window is unreasonable, and then the people here start winding her up to refuse an inspection altogether. Just what she needs when she's pregnant: flat-hunting. When does the fixed term on the lease end, ahem?

The advice to negotiate is clearly sensible. If it were me, I'd ring up and ask what time they are coming then confirm in writing.

tbs624

Agree with GDB2222 -good post.

Undoubtedly, there are many LAs ( and some self-managing LLs) who try it on with access issues, sending out letters with "open window appointments" as for the OP, that threaten "fines" if the T won't let them have access, that they'll simply let themselves in by key etc, but there is no necessity to ramp it up into a full blown stand-off from the very start.

For either party, trying to insist on "me rights" when (a) you may not have quite got your rights right and (b) you are failing to acknowledge the rights of the other party, rather weakens your position.

Whilst the vast majority of LLs and Ts do have a reasonable relationship,& the tenancies are fairly trouble-free, this thread
http://forums.moneysavingexpert.com/showthread.html?t=2097877 is a good example of why LLs may want to inspect from time to time.

As BitterandTwisted posted,

"Look at this way: an inspection is also your opportunity to acquaint the letting agents and the landlord with any concerns you may have in regard to maintenance and repairs. The key words to focus on here are "mutually convenient" "reasonable" and "compromise".

As it's your home, you don't need to let the LA/LL simply wander from room to room - show him/her round. If you do raise something at an inspection and then hear nothing from the LA/LL within the next 10 days, follow it up in writing and keeping a copy.

If it turns out you do have a rogue LA/LL, then set up a camera linked to a PC and/or one of the shed alarms or change the lock barrel (keeping the old one to replace at the end of the tenancy*) - for most of LAs/LLs, once you as a T have stood your ground in a pleasant manner, and this is on record in writing, there is unlikely to be a continuing issue.

* in the unlikely event that the LA/LL needed to gain "emergency access" by key you may be charged repairs costs accrued by them gaining entry through alternative means.

mikey72

tbs624 wrote: »

Agree with GDB2222 -good post.

Undoubtedly, there are many LAs ( and some self-managing LLs) who try it on with access issues, sending out letters with "open window appointments" as for the OP, that threaten "fines" if the T won't let them have access, that they'll simply let themselves in by key etc, but there is no necessity to ramp it up into a full blown stand-off from the very start.

For either party, trying to insist on "me rights" when (a) you may not have quite got your rights right and (b) you are failing to acknowledge the rights of the other party, rather weakens your position.

Whilst the vast majority of LLs and Ts do have a reasonable relationship,& the tenancies are fairly trouble-free, this thread
http://forums.moneysavingexpert.com/showthread.html?t=2097877 is a good example of why LLs may want to inspect from time to time.

As BitterandTwisted posted,

"Look at this way: an inspection is also your opportunity to acquaint the letting agents and the landlord with any concerns you may have in regard to maintenance and repairs. The key words to focus on here are "mutually convenient" "reasonable" and "compromise".

As it's your home, you don't need to let the LA/LL simply wander from room to room - show him/her round. If you do raise something at an inspection and then hear nothing from the LA/LL within the next 10 days, follow it up in writing and keeping a copy.

If it turns out you do have a rogue LA/LL, then set up a camera linked to a PC and/or one of the shed alarms or change the lock barrel (keeping the old one to replace at the end of the tenancy*) - for most of LAs/LLs, once you as a T have stood your ground in a pleasant manner, and this is on record in writing, there is unlikely to be a continuing issue.

* in the unlikely event that the LA/LL needed to gain "emergency access" by key you may be charged repairs costs accrued by them gaining entry through alternative means.

And the cost of consequential losses if there is a water leak for example, and the landlord or his agent can't get in for several hours.
Or if they don't have the same security rating the originals had, and you get broken into and the property vandalised.

poppysarah

mikey72 wrote: »

And the cost of consequential losses if there is a water leak for example, and the landlord or his agent can't get in for several hours.
Or if they don't have the same security rating the originals had, and you get broken into and the property vandalised.

Oh please.

If it's an emergency they can break in. But the chances are a neighbour isn't going to know the landlord's phone number to ring them up anyway.

mikey72

To answer the op, this sounds more like a standard letting agency letter. If it is, phone them and arrange a mutual time and date.

mikey72

poppysarah wrote: »

Oh please.

If it's an emergency they can break in. But the chances are a neighbour isn't going to know the landlord's phone number to ring them up anyway.

I said they can break in, and then the tenant is liable.
But saying as the advocates of changing the locks have in the majority overlooked this, it's worth pointing out that there can be a cost associated with it.
(my tenant's neighbours know my phone number, and my tenant wouldn't dream of changing the locks either)

john539

QTPie wrote: »

Really, this is absolutely true? They have no right to inspect? Anyone got a link to something that confirms this as a tenant's rights?

The letter is very much "this will happen, I will be attending your property between these times, you can change the date if it is not convenient, you do not have to be present..."... there doesn't seem a lot of option (except changing the date)

There isn't a lot of time, can I notify them by email (still in writing)? I could try phoning first...

If I could arrange a time that I am here, then that would be preferable - I don't like strangers poking around. But equally I don't like being told "anytime bwteen 9am and 5pm"... :rolleyes:

QT

Just phone them to rearrange.

They just send out standard letters, but know full well tenant can refuse & ask for convenient time.

They've got a job to do, letter is formal but they should be happy to rearrange to convenient date & time.

They've just got a job to do & they need to arrange inspections in advance, if they contacted each person, they would be going round & round trying to contacting them discussing ins/outs of convenient time.

This way they will do inspection unless you contact them back.

They're just routine, I had an inspection arranged, I was in all day & agent didn't even turn up. Probably ticked off on his list that it had been done.

Not ideal maybe, but they've got job to do & need to do the inspections.

QTPie

Sorry for the delay, but quick update...

john539 wrote: »

Just phone them to rearrange.

They just send out standard letters, but know full well tenant can refuse & ask for convenient time.

They've got a job to do, letter is formal but they should be happy to rearrange to convenient date & time.

They've just got a job to do & they need to arrange inspections in advance, if they contacted each person, they would be going round & round trying to contacting them discussing ins/outs of convenient time.

This way they will do inspection unless you contact them back.

They're just routine, I had an inspection arranged, I was in all day & agent didn't even turn up. Probably ticked off on his list that it had been done.

Not ideal maybe, but they've got job to do & need to do the inspections.

This turns out to be very correct :T

The letter did seem very brisk and rather "demanding", but it was their standard letter... an email and phonecall clarified that they were willing to make a specific appointment and they came at 10am this morning :cool:

They picked up a few non-urgent things that might require attention (seallant around the shower beginning to degrade a little and balcony needing re-varnishing) which the inspector will report back to the owner, but that was it.

Apparently these letters will go out every quarter (seems like overkill to me), but because this property is newish, in great condition and low maintenance... the inspector has agreed that 6 monthly inspections should probably be more suitable. Hopefully this will stand since my baby is due in 9 weeks - so another appointment in 12 weeks could be bad timing... :rolleyes:

Now, back to chilling

Thanks
QT

theartfullodger

my baby is due in 9 weeks -

QT: Best wishes with the baby: So much more important than tenancy inspections!!! Hope you sleep well......


Cheers!

Lodger

QTPie

A follow on question... very similar.

I have another "rental inspection" questions - I love my rental agent!

Earlier this week I had a phone call, from the rental agent, to ask if a gas engineer could call around to inspect the boiler (it is coming up to a year since the last one - later this month) today! I was in the middle of (breast feeding) my 9 week old baby (the rental agency is well aware of the new baby). I said that it wasn't convenient: new baby - need more notice to sort things out. She said "oh, well the gas engineer was just in my office and I gave him the keys - he is coming around now. The gas inspection is a legal requirement you know". I reconfirmed my "no!" and she agreed to call him straight away and stop him. I later got an apology from one of the managers: giving someone keys to the house and sending them around without permission (for a none emergency) is just not on. What if he had let himself in whilst I am sitting their feeding my baby: I would have gone mental (although not infront of the baby).

Anyway, I agreed for them to arrange an inspection for another day. She came back with next Tuesday. Fine, providing I have a specific time. He can only do the morning, so I said "10.30 until 12noon" would be fine (baby feeds at 9.30/9.45am and about 12.15pm): would give me time to feed baby and hide my BBs away again :think:

Anyway the email reply I get is:
"This email is to confirm that GEM Solutions will be attending on Tuesday 6th April between the 10.30am and 12pm to do the annual Gas Safety Certificate. "

This worries me a little - "attends" could mean "turn up at 11.59am"...

So I reply:
"Thank you, that is fine (assuming he is gone by about 12noon)."

I get the response:
"I have passed on your request to the contractor and he will endeavour to complete the Gas Safety Certificate before 12o’clock on Tuesday."

Not sure how to take that... Where do I stand if he turns up at 11.45am ish (and reckons it is going to take an hour to complete - boiler and gas fire etc)? I could be worrying over nothing... just still not sure whether the Rental Agent has told him to "come to the house between 10.30 and 12noon" or to "leave the house by 12noon".

I know, I sound like a difficult tenant...

QT