landlord coming to check flat

harvey1964

we moved in 6 months a ago and got a phonecall from the landlord saying he is coming to do a 6 month check on the flat. I said ok but what does it entail...usually ?
the place is tidy etc so what else would he be checking can anyone tell me if they have have one what happens ?

kitschkitty

They just check the general condition of our rooms and garden for maintenance issues, rather than anything minor (like war and tear) and make a note of any issues that the landlord might need to know about (whether we actually ask the landlord to fix them, or just leave them as is). They also check if we have any change in the number of pets we have and that's about it really.

theartfullodger

a) You have an absolute right to decline him entry: However he may be suspicious & decide to ask you to leave...
b) His only legal right for inspection is from the Landlord & Tenant Act 1985 Section 8...

(1)In a contract to which this section applies for the letting of a house for human habitation there is implied, notwithstanding any stipulation to the contrary—
(a)a condition that the house is fit for human habitation at the commencement of the tenancy, and
(b)an undertaking that the house will be kept by the landlord fit for human habitation during the tenancy.
(2)The landlord, or a person authorised by him in writing, may at reasonable times of the day, on giving 24 hours’ notice in writing to the tenant or occupier, enter premises to which this section applies for the purpose of viewing their state and condition.

(You can insist on notice in writing: Not email, not TXT, not 'phone call, piece-of-paper....)

So may I suggest you prepare a list of defects for him to fix?? At his expense, obviously... (Keep a copy).

If he says you shouldn't (I know you wouldn't but as an example) live like a pig, keep bags of rubbish piled in the bath/sink/toilet/oven, curtains drawn all day, carpets never ever vacummed you can tell him thank you but f*** o**.. Your only obligation is to give the place back at the end of the tenancy in the same state you got it, less "fair wear & tear".

However, if you do live as described above he may decide you ain't perfect tenants & give you notice2quite...

Cheers!

Artful (Landlord since 2000)

PS This assumes an AST in England

PPS He's just trying to figure out if you guys are OK as tenants & the only excuse he can use in LL&T 1985 S8.. - if everything else is OK make him happy, offer him coffee/alcohol, be chatty, say "yes of course I will" and hopefully nae worries... He's lent you something worth, what, 100-ish+ times the monthly rent & worries about his investment, poor evil capitalist Landlord that he is...

G_M

Once every 6 months is really not intrusive. Yes you can refuse, but you won't endear yourself to the LL.

View this as your opportunity to point out any repairs that are needed, even if external. I'd love it if a tenant showed me where a tile had slipped off the roof so I could get it fixed before the damp got too bad!

If there's a problem with the boiler etc, let him know. A good LL just wants to make sure a) that the property is in good nick and b) that the tenant is not running a brothel/ cannabis farm from the property. that's all.

Having said that, there are some LLs who are more demanding and complain about cleanliness etc which is none of their business. Provided a) you don't create a health hazard and b) you return the property when you leave in the same condition as when you moved in, how clean/tidy you keep it while you're living there is your business.

Brb

Just get the choccie biscuits in

harvey1964

thanks...I'm not really that worried...he's really nice. he did write to me and i emailed him back.I have no problem with him gaining access, i will be there anyway....
just never rented before and wondered what the proceedure was.......
think i'll put the coffee perculator on (never been outa the box before now):rotfl::rotfl::rotfl::rotfl:

G_M

Choccie bickies AND percolated coffee? I'd be 'inspecting' every week! Seriously, sounds like you'll get on just fine.

tbs624

The LL should inspect his property now and again to be able to meet his "repairing obligations" - there is an implied covenant under Statute that s/he will be allowed access for this subject to notice.

As Artful says, you can refuse access, and the LLs option is then to get a court order to enforce access and/or to end your tenancy at the earliest legal opportunity

Use the opportunity to highlight anything at the property about which you have concerns - it's a two way process.

Good to hear of another T who sounds positive about their LL.:)
Unfortunately, the "inspections" issue is often badly handled by one or both parties and becomes a source of disagreement.

theartfullodger

Aye: Biccies & Coffee!! He'll be so impressed you'll get on fine... as usual the old practice - Treat people with decency & chances are they do you also... (with notable exceptions...)

Cheers!

Artful

celyn90

Our letting agent does this too - once every six months or so - he has a quick look round, asks us to leave a note if anything needs repairing. He takes photos too - and sends them to our landlord. I think it's kind of nice in a way, I certainly don;t mind them doing this - I;d rather small thingsget sorted quickly than there be a big issue somewhere along the line.

Last time he turned up unannounced though, then left me a note to ask me to clean up before he comes next time! I wouldn't have minded, but I had no idea he was popping in as we hadn't been informed. (I'd got back from a work trip the day before so had my unpacking all over the floor! I was quite embarrassed.)

We've only met our actual landlord once, but he seems really nice.

BitterAndTwisted

Your agent is a cheeky ruddy so-and-so! Tell him that you'll do your cleaning and tidying at a time which suits you rather than when he chooses to pop round as it's none of his damned business.

You do realise that agents aren't actually entitled to pop round unannounced and let themselves in, don't you? So you should consider telling him that you're entitled to 24 hours written notice of their intention to carry out an inspection and also that you're fully entitled to decline and suggest a time and date which suits you, so you can arrange to be present. I wouldn't want some stranger creeping round my home when I wasn't there.