How often is too often for an inspection (Renting)

drc

It's weird, some LL's/LA's don't do this at all (in 2 of the places we have lived we never had one check during the 3 or 4 years we lived there) but the place we are currently in we have had our LA come every 3 months. It's such a PITA. We're paying the rent so we see it as "our" home for as long as we are tenants. Unless there is a reason to give the LA/LL the impression that we have destroyed their property or been bad tenants (i.e. not paid the rent or had complaints from neighbours), I don't think they should be able to come more than once or twice a year at most.

CloudCuckooLand

If a LL or LA wanted to inspect a property every month, they would not get my business.

It doesn't sound very business-like or professional to be limiting your market from day 1.

BitterAndTwisted

drc wrote: »

The place we are currently in we have had our LA come every 3 months. It's such a PITA. We're paying the rent so we see it as "our" home for as long as we are tenants. Unless there is a reason to give the LA/LL the impression that we have destroyed their property or been bad tenants (i.e. not paid the rent or had complaints from neighbours), I don't think they should be able to come more than once or twice a year at most.

In that case, why not write to the LL/LA that you think 6-monthly checks would be reasonable? It's what I'd do if I had to take time off work to be there while they're done.

ViolaLass

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!

I dunno, by your fully checked and referenced (I assume they are...) tenant telling you that something needs fixing, perhaps? You say you inspect your own home continually - any reason why the tenant can't do the same thing? No one expects their LL to be psychic, just fix problems as they're reported.

<sebb>

James_N wrote: »

My property is inspected monthly by my letting agent.

Once a month! What kind of dump are you renting that need inspections for repairs once a month? I've been at my current place for nearly 4 years and in that time it's needed 2 repairs, the most recent being last week.

Geenie

theartfullodger wrote: »

"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
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) ..
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)

The key phrase I was stating is that I only inspect once a year, and to do so is part of the tenants right to quiet enjoyment of the property, ie having everything working and maintained.

I was in no way agreeing with the monthly inspections as I think they are insane, against quiet enjoyment and not what any decent LL would do.
But a LL does, as the owner of a property have a right to inspect it at a reasonable time during the course of a tenancy agreement.

A tenant can refuse my yearly request, which is arranged to accommodate them being in, and at least a weeks notice if not more is given. But if they constantly refuse this, I can assure you they will be evicted, as I have never come across good tenants who don't accept we are trying to keep their home in a good state and not snooping. They are happy to have an inspection. The ones who aren't are the ones who have wrecked the place from my experience.

kitschkitty

We've rented this house for over 5 years and have an inspection every 6 months. We always get a letter a few weeks in advance and can always rearrange the appointment if not convenient. They always make a full note of any repairs or maintenance issues, nothing more, and we always get sent a copy for our own records a week or 2 later.

aries69

If you rented your property through a letting agent it often depends what package your LL has signed up for - it could just be tenant finder only or rent collection only so no inspections will be carried out.

I have done hundreds of inspections as part of my job role, I am never intrusive and always explain we are not there to judge if the breakfast dishes are still there and the beds are made!!! Building up a relationship with the tenants is half the battle - they are more likely to be up front if they have problems such as relationship break downs, impending redundancy - we can often help before it becomes an issue and impact on the tenancy.

After asking the tenant the usual questions about the property - (heating/electrics/windows etc) and if they are happy or have any concerns - The main things I look out for when whizzing round are obvious damage (broken windows etc), neglect, environmental issues (rubbish piling up outside), sub letting, pets and smoking without permission from LL. A certain element can be put down to wear and tear depending how long a tenant has lived in the property.

I think 12 - 16 weeks is acceptable through LA.

dizziblonde

bluetimone97 wrote: »

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!!

I had one once - and I mark KS2 Sats tests for a bit of money to see me over the summer holidays - mid-marking season so I had bags of papers from about 6 schools piled up in the corner of a room ready to go back to the schools in question once permission to send them was given... got told off for that! It wasn't even untidy as such - just a pile of grey script bags in the corner of the room!

I think there's a very good case for scaling back the inspections once a tenant's proven themselves to be honest - so three months > 6 months > annual if you've got a tenant you know will ring maintenance issues in and has proven they're not trashing the place (I know I've rang in stuff for future maintenance that didn't even directly affect us - like a crack he might want to keep an eye on, or the render starting to blow on the outside of the house - rang those in as a heads up when we were in the middle of packing up to move out anyway).

Annabee

dizziblonde - I hope you told them where to go!