Property inspections on rented property - a question

elvis86

They're just absolutely useless. We rented our previous (and first) flat with them, and were really reluctant to have to go with them again, but the place we have now was ideal and we managed to negotiate a good price.

Just a few examples of their incompetence (if you can be bothered to read it all!):

We viewed our previous flat a month before we moved in, it was vacant and the french windows were stuck open. We stipulated there and then that we would expect them to be fixed by the time we moved in. We arrived after collecting the keys, to find them still stuck open! It took 5 months to get them fixed, luckily we managed to force them shut so they were at least stuck shut, instead of open, but they were the only ventilation in our living room and kitchen area! So 5 months, June - November, no ventilation!

We took the place on the understanding that it would be managed by the letting agents, turned up on the day and discovered that they had lied, it was to be privately managed by a representative of the landlord based in London (we're in Manchester), who was "responsible" for 200+ properties. We had no choice but to accept this, else we'd have been homeless and likely lost our referencing fees etc.

Towards the end of the tenancy, we allowed them to carry out viewings as we had stated our intention to move out. Shortly after the new tenants moved in, the letting agents accused us of stealing a bed from the old flat (it was our own bed!). They had failed to check the inventory and explain to the new tenants at the viewing what came with the flat and what didn't, so the new tenants moved in and were a bed short! Thankfully we had kept a copy of the inventory and were able to prove that the bed was ours!

When it came to returning our deposit, they showed complete disregard for timescales, and attempted to charge us £180 for cleaning which did not need to be done (I'm somewhat of a clean freak!). When challenged, they "reduced" the fee to £95. Eventually I sent a lengthly strongly worded letter making reference to several parts of our tenancy agreement, and demanding they return the deposit immediately, and that worked.

When we viewed our current place, we stipulated that we would take it providing floors in the kitchen and bathrooms were replaced. Despite my best efforts at getting a second viewing to inspect the work prior to moving day (as I was wise to them!), they failed to turn up and managed to avoid facilitating this inspection. Come moving day the work hadn't been done, and further more they denied that the work had ever been agreed to! Luckily I played my trump card, the idiots hadn't realised that we were already tenants in one of their properties (despite us telling them when querying whether we really needed to pay referencing fees, again!). I explained that I knew they had tenants waiting to move into our old place the folllowing day, and that unless they carried out the agreed work on the new flat, we wouldn't surrender the keys.:D

So, in summary, I don't trust them as far as I could throw them! I wish this place wasn't managed by them! I've considered requesting our landlord's address (I understand they're obliged to provide this?), and writing to him personally to explain that we'd love to stay here, but are reluctant to sign up for another 12 months in a property managed by these jokers. Does anyone think thats worth a try?

Jowo_2

elvis86 wrote: »

They're just absolutely useless. We rented our previous (and first) flat with them, and were really reluctant to have to go with them again

As some wag once said, the first time a mistake happens its not your fault, the second time it happens, it is...

poppy10_2

Change the locks. As long as you change them back before you vacate the property, you are well within your rights.

Shakethedisease

My tenants always allow me to take new tenants around when they are not in, which i prefer.However i wouldnt dream of opening drawers ect as i do respect peoples privacy ,,Its never been a problem as yet for me or my tenants...

You might not dream of opening drawers etc. But your 'prospective' tenants ( ie you have no idea who they are if they are only 'prospective' and doing multiple viewings of various dwellings before deciding to apply )... may be light-fingered.

How do you know truly know otherwise ???

If money, valuables or something personal goes missing during the time frame you're merrily shepherding folks through other peoples homes while they're out.. I'd guess that WOULD be a bit of a problem for your current tenants ?? That old estate agent line of 'well I'll just leave you two to look around while I stay here...' You never do that ? Honestly ? Do a cursory walk round then go and have a quick read of the paper in the car or something ?

Not to worry though eh, the current tenants are leaving soon... no wonder it's never been a problem ! Bet it's never crossed your mind actually.

Please use a bit more common sense in future. Last I read CRB checks aren't included in Landlord checks. If it was your home ? Can't see you'd be too happy with a 'relative stranger' ( ie someone you've only met once or twice)... showing complete strangers around your gaff while you were out.

I think you're being FAR too trusting and putting your tenants possessions at great risk. No contents insurance will cover anything for your current tenants if they have to divulge you're requesting that sort of thing. Letting stangers in with a key while they are OUT :eek:.
Neither would your insurance company if you said the same.

sindygirl58

we do work for lettings agents. Any work neding done is quoted for and is passed on to the landlord by the agent for approval.
many landlord, wont spend the money, so the agent cant enforce it.

however in extreme case, the agent can go ahead with major repairs if the local councils deems the place unsafe, and bill the landlord.
dont put all the blame on the agents.
Re inspections, our agent inspected my own flat, and listed tiny faults which as landlord, I knew to be just silly minor things, I chose not to make any deductions for them. Cleaning for ours is £40, we didnt deduct this either, just gave it clean over ourselves.! Dont beleive in ripping off good tennants.

We would never enterr without tenants consent, however consider an emergency such as a flood or fire, the landord or agent would have to break in the door and charge the tennant. if the locks were changed. If my tennant changed the locks i would be very annoyed, i have the right of access to my own property within reason and for emergencies!!

evilwitch

sindygirl58 wrote: »

We would never enterr without tenants consent, however consider an emergency such as a flood or fire the landord or agent would have to break in the door and charge the tennant. if the locks were changed. If my tennant changed the locks i would be very annoyed, i have the right of access to my own property within reason and for emergencies!!

You mean to say that if your rented house was on fire you would be trying to enter. What tripe. If you did then you are a fool. The only people to be entering burning buildings are the fire service and I doubt too much they would give a flying rat about what lock was on the door.

I can accept the flood excuse BUT from what I see LL letting themselves in whenever they want without prior arrangement is far more common than a property flooding whilst no-one was at home and you, as LL just happened to be passing to heroically break in and rescue the house from meeting Atlantis.

The other point about changing locks is about who has keys. How can you be sure the pervious tenant hasn't kept a copy? Maybe they gave a copy to who knows who. If the locks are to be kept intact then, as a tenant, surely you are leaving yourself wide open to potentially having anyone walking in and taking what they want.

pyueck

I'm no landlord lover, but I think your actions when it comes to changing the locks are going to do you no favours.

I agree inspections should be banned, they enforce this idea that Landlords have that somehow they are the ones that have the upper hand in the contract, in the same way that deposits assume that it will be the tenant and not the landlord that breaks the tenancy agreement.

However, saying this, it normally is not in a tenants interest to have a landlord who is suspicious of you, as believe me a bad landlord who hates you can make the life of a tenant intolerable. I suggest you say to the agent that you work full time and are not prepared to take a day off work so they can look round your home. Tell them you will be in between 5.30-6 on a particular day and between 9am-11am on a Saturday, and you are happy for them to come and look then. This is completely reasonable, and there is no reason to feel pressurised into accepting an inspection when you are not there. As people have already said, you don't the agent or landlord, and therefore can be rightly cautious about allowing them into your home.

However, personally I would never change the locks of a place I rented unless I felt there was a genuine risk of trespass by the landlord. If there was ever trespass by the landlord then I would move out straight away and sue for harassment and illegal eviction. From experience I know that living somewhere where your personal privacy is jeopardised is never an option. But by changing the locks you are in effect 'delaring war' on the landlord and telling them you don't trust them. Unfortunately while I think inspections should be banned, they are common practice, and so long as you take the cat for a walk there should be no reason for it to break down the relationship between yourself and landlord. This is not even to mention the fact that changing the locks is expensive and often causes some damage to the door (which you will probably get deducted off your deposit as they will not like you), and I think I'm right in saying you have to change the locks back at the end of your tenenacy if you change them.

elvis86

sindygirl58 wrote: »

we do work for lettings agents. Any work neding done is quoted for and is passed on to the landlord by the agent for approval.
many landlord, wont spend the money, so the agent cant enforce it.

however in extreme case, the agent can go ahead with major repairs if the local councils deems the place unsafe, and bill the landlord.
dont put all the blame on the agents.

The issue of "blame" is neither here nor there if something in your home needs fixing. At the end of the day, the agents are paid to act as intermediary between landlord and tenant (and whilst they may be paid by the landlord, the payment is funded by the tenant's rent). Tenancy agreements should be two way streets, and the agents should act as representatives of the tenants, not just the landlord, and should be able to force landlords to fund repairs. I guess this would require legislation, as if it were voluntary landlords would simply use letting agents who did not write this into their tenancy agreements.

As things stand at the moment, the system is grossly unfair, disputes can go on for months and yet the landlord still gets his money every month, because tenants are scared to make a stand and refuse to pay (which in my opinion, they should be entitled to do if the property they are renting does not meet the specification laid out at the beginning of the tenancy).

sindygirl58 wrote: »

If my tennant changed the locks i would be very annoyed, i have the right of access to my own property within reason and for emergencies!!

I don't think it is neccessary for me to resort to changing the locks, but I really disagree with you on this point. If someone is paying you hundreds of pounds a month in rent, then the property is THEIR home, and I think that this comes above it being "your own" property. It stopped being "your own" in that sense, the moment you rented it out.:cool:

poppysarah

Did they turn up early and go in without you?

elvis86

poppysarah wrote: »

Did they turn up early and go in without you?

Despite 3 phone calls, I still don't actually know!

I called at 9am, and was told that all their systems were down so they couldn't look anything up. The agreed to call me back.

I called at 10am, asked to speak with the member of staff who originally emailed me to arrange the inspection. I was told that she was on the phone and had asked if she could call me back in 10 minutes (they confirmed that they hold my number on file, so they could have called me out of courtesy to explain that they couldn't make it).

I called at 11am, and was told that the woman who was supposed to call be back had now gone out to carry out check-in appointments (getting their priorities right, naturally!). They identified the member of staff who was due to visit me yesterday, but she was unavailable at present so they couldn't explain why she didn't turn up in the allocated timeslot. The guy on the phone explained that "she probably got stuck at an inspection before yours", I politely pointed out that this is of no interest or assistance to me, and that a phone call would have been appreciated.

As it stands, I have told them categorically that I do not want anyone entering the property in my absence, and they are due to call me back to rearrange this (ruddy!) inspection. I have explained that this will now have to be scheduled at a time that suits me. I don't actually give a fig whether they call or not, its no skin off my nose if we don't have the inspection, I just don't want them entering my home unannounced!:mad: