How often is too often for an inspection (Renting)

melancholly

James_N wrote: »

I am glad you are not my tenants.

that's ok, i'm glad you're not my LL!

LandyAndy

I have only rented once. Fully furnished for 10 months about 5 years ago. We had two, possibly three, inspections in that time. They were arranged by mutual agreement with the agent, took all of 10-15 minutes and didn't feel intrusive. I wouldn't view inspections every 3 months as a problem.

Aquatronixjenny

I have been a tenant in several properties. The one we are in at the moment is by far the nicest - we have inspections every 3 months which to be honest doesn't bother me at all. The lady that does the inspections is from an independent company and it takes her about 10 minutes just to pop her head into the rooms and ask if we have any maintenance problems.

I get a letter through about a month in advance which gives me the opportunity to phone them and book a specific time, and she always arrives on the dot! Never been a minute late!

Our Landlady is wonderful, if anything is mentioned in the property report (it was noticed that a couple of tiles were loose on the roof, I'd never have spotted that) then she usually emails me within a day or so to arrange repairs. I would much rather be in this situation than have a LL/LA that didn't care about the state of the property.

I would agree with the others though, every 1 month is a bit excessive! I insist on being present for all inspections/repairs/visits.

pinksleepybear

James_N wrote: »

It may interest you to know that it's my LETTING COMPANY that inspects once a month. A professional outfit ....

Ooh, that sounds interesting - what qualifications do they have?

theartfullodger

James_N wrote: »

............
It may interest you to know that it's my LETTING COMPANY that inspects once a month. A professional outfit ............

Do you mean "my" as in you own it or "my" as in you are (merely) a client??

Please post further when your Tenant(s) take you to court for harassment etc.. (Protection from Eviction Act 1977 S1.3(a) s.1(3A) (as was amended by the Housing Act 1988) which states:

"the landlord of a residential occupier or an agent of the landlord shall be guilty of an offence if he does acts likely to interfere with the peace or comfort of the residential occupier or members of his household."

http://www.legislation.gov.uk/ukpga/1977/43/section/1

- I do hope one or some of them do...

Geenie

theartfullodger wrote: »

How a tenant lives in their house, their property (see..
http://www.landlordlawblog.co.uk/2010/08/31/urban-myth-when-a-landlord-lets-a-property-its-still-his/
) is entirely up to them - as long as it gets given back as-was, less "fair wear 'n tear".

So, if tenant (eg..) decides to keep coal in the bath, have the sink overflowing with mouldy dishes & pans, the vinyl floors filthy & the curtains drawn all day every day that's his absolute right.. (But might not get a great reference,,)

Landlord's (or their agents) ONLY right to an inspection is under
Landlord & Tenant ACt 1985 Section 11.(6)
(See
http://www.legislation.gov.uk/ukpga/1985/70/section/11
)
(Note: Not to tell T how to live their life...)




- but T can allow LL in for anything else, if both agree...

IMHO Tenants may make the "inspection" shorter by presenting LL/agent as they walk in through the door with a prepared list of defects to the property for the LL to fix.

T also has the right (quiet enjoyment etc..) to refuse all such visits: Expect suspicion re. brothels or cannabis farms to result from total refusal to any inspections ever...


Cheers!

Artful

Artful, If I am right, the term "quiet enjoyment" includes the LL keeping the property in good repair, so how are they meant to do this if not able to inspect at reasonable times each year? Psychic abilities perhaps!

poppy10_2

James_N wrote: »

Under no circumstances may any part of my postings be used, quoted, repeated, transferred or published by any third party in ANY medium outside of this website without express written permission. Thank you.

Oh Noes!:eek:

http://pastebin.com/x8xXX60u

bluetimone97

LOL, I felt the need to reply to mention my friend has frequent inspections and was once written to to state that her toy boxes were untidy!!

melancholly

Geenie wrote: »

Artful, If I am right, the term "quiet enjoyment" includes the LL keeping the property in good repair, so how are they meant to do this if not able to inspect at reasonable times each year? Psychic abilities perhaps!

well, if anything needs repairing, i'll get in touch with the LL or LA.... the tenant has responsibilities.

even if they do need to do 'reasonable' inspections, that certainly isn't once a month!

theartfullodger

Geenie wrote: »

Artful, If I am right, the term "quiet enjoyment" includes the LL keeping the property in good repair, so how are they meant to do this if not able to inspect at reasonable times each year? Psychic abilities perhaps!

"Quiet enjoyment" is about Housing Act 1988 Section 29 (look it up..)

"Good repair" is about LL&T Act 1985 Section 11 (look it up also,,,).

It is well understood and accepted by courts that if LL attempts to inspect and T refuses opportunity to inspect (or to make repair..) the LL can no longer be liable for any repairs needed. LL needs to be able to prove he tried and was refused.

The key phrase you used was

inspect at reasonable times each year

Every month (what Jamesy advocates & has done for him) is, IMHO, not reasonable.

In my view what would be reasonable would be every 3-6 months (I may be wrong), but T can flatly refuse.

Also note LL&T Act 1985 S11 gives the right to (clause 6) ..

(6)In a lease in which the lessor’s repairing covenant is implied there is also implied a covenant by the lessee that the lessor, or any person authorised by him in writing, may at reasonable times of the day and on giving 24 hours’ notice in writing to the occupier, enter the premises comprised in the lease for the purpose of viewing their condition and state of repair.

So the inspection is to see what the LL needs to do as regards repairs, not to admonish the T as to how he chooses to live.



If T wishes (eg) to keep coal in the bath, sink piled high with festering dishes & pans, kitchen floor filthy & curtains drawn every day he has every right to - as long as he returns the place As-Was, excepting "fair wear 'n tear".

I do not think the courts expect psychic abilities...

Clear??


Cheers!


Artful (Landlord since 2000)