Tenancy inspections

Werdnal

When we let through an agent, they did the standard 6 monthly inspections - always told us everything was fine, despite the tenant being a heavy smoker with a non-smoking clause in the tenancy! I know this is difficult to enforce, but as they draw up the contract, you would have thought their inspections would atleast have commented on it!

Since last October we let privately, the tenant we have is a single middle aged guy with a few health problems, and we respect his privacy, so havent yet requested an inspection so far. However, the freeholder of the building lives on site and has done the occasional repair on our behalf, and tests the fire alarm system every 6 months. He commented that the flat is clean and tidy, so we use him as an unofficial inspection.

To be honest, as others have said, how the tenant lives in the property is none of your concern, as your are their landlord, not a lifestyle advisor :rotfl:. So long as it is handed back in the same or better condition to when it was let, with any damage or cleaning put right at the end.

ViolaLass

G_M wrote: »

It's good practice, and polite, to ensure the tenant has settled in and is satisfied. Many restaurants ask customers during the meal "is everything OK?" - same difference.

You don't need to visit to do that, you could call.

roger196

Much depends on the tenant on how good they are at reporting problems and checking smoke alarms etc. I like to inspect every four months testing smoke alarms, carbon monoxide detector, electric trip switches, flame picture on boiler. I look round the outside for blocked gutters and gulleys. I often need to re-pressurise the boiler. It is important to ring well in advance to arrange a mutually convenient time. The cleanliness and tidiness of the property is irrelevant.

Yorkie1

I had a LL who would let himself into the property whenever he wanted, then leave us notes telling us to dust the skirting boards.

He then put the house on the market 4 days after signing a new contract with me and 2 new co-tenants. I don't even want to know how many times he was in the house without us even knowing it, for EAs to come round, measure up etc. He then repeatedly rang us up with 1 hour's notice for viewings. And tried to bribe us to leave early. And then when that upset me, and one of my housemates told him so, he had the nerve to tell me to live in the real world...

An ex-accountant who was letting out his own house now that he had become a clergyman...

Sorry, just needed to rant!!

Pupnik

I have never had an inspection and I am glad- our rent is paid every month, we contact them when we need to (to fix a leaky window, to repair a broken light and for permission to put up picture hooks etc) I can't see a reason for them to actually come in and see the place, they might own it but it is our home and I don't really want to be made to feel otherwise. I could understand a visit if there was a reason (overdue rent, noise complaints from neighbours, messy exterior and the like) but feel like it would be intrusive if they kept turning up like clockwork.

supermaiden

Moved into our current property last June. Had a request for an inspection in March but I was unable to do the day they asked due to work committments so wanted to reschedule. I forgot to get back to them about it and received another letter in May which gave another date which was fine so let them come. I would not be happy with inspections every 3-6 months. It seems like an invasion of privacy. I dont mind being contacted asking if there are any problems in the house, but these guys dont do any jobs anyway! There were things that needed doing before we moved in but were never done. We have damp in a closet but they think that is fine, nevermind it has ruined all our clothes/bedding/curtains etc. A window opens in the wind on its own as it doesnt lock, not a problem either it seems. Im sure it would be a problem for contents insurance if this was ever used as an entry point! Sorry Im ranting lol

I would agree to an inspection but not all of the time! 3 months is excessive.

Edit: As a landlord, please check with your tenant that the LA are doing a good job, ours are rubbish yet still get 12%.

PasturesNew

I rented somewhere for over 2 years and didn't have one inspection. The agency found me, the tenant, then the LL was my direct contact if I had a problem. I'd phone and he'd sort it out within 1-2 days, so he came round about twice in the first 6 months. Never saw him after that, which is perfect.

Too many inspections and I'd be wanting to move out. I pay rent to buy privacy, if privacy isn't important then you can get a house-share, but for me it's vital as I keep peculiar hours and like to wear 'comfy wear' round the house - I'd feel "I" was on inspection if I got inspections - and that'd make me jittery.

tbs624

There is an implied covenant to all ASTs that Ts will permit the LL to "inspect", at reasonable notice, so that s/he can meet her S11 ( of the LTA85) repairing obligations but unfortunately many LAs/LLs word their "request" letters in such a way that they immediately get their Ts' backs up. A brief phone call is all it needs initially, when you have a new T, then let them settle in and ask for a mutually convenient visit after 3 or 4 months.

The vast majority of tenants in the PRS are decent people who look after the homes in which they live and are perfectly capable of flagging up repairs issues via phone, email or letter - treat them as responsible human beings and they'll generally look after your property. Far too many LLs and LAs seem to get on a bit of a power trip over inspections - it's all a question of balance. Happy T who feels " this place is home" = fewer voids.

Benji wrote: »

I know this may sound silly - but if Ts have kids, an approprite toy from the pound shop / Asda etc can make those visits much more light-hearted (non-spying!).

We each have different opinions but that one would not be something I'd choose to do, nor would want to be on the receiving end of: smacks a bit of patronising your T and his/her family. The relationship needs to be kept on a purely professional basis: some Ts would find it distinctly creepy to have their LL dropping gifts into their kids laps. The LL is not a "visitor" of their choosing and is effectively already invading their kids bedrooms/ play space) .

Mrs_Z

Thank you all for your replies! This is our first buy to let - hence me asking the question. The flat was let out just 3 months ago, we put in a lot of effort and money to completely refurbish the place, that's why'd be upset if the tenant was not looking after it and I don't mean cloths on the floor or breadcrumbs on the table! I'm thinking more in terms of damage to the fixtures and fittings, not opening the bathroom window after a shower so that condensation and mould develops etc. We also specified that no smoking was allowed, and whilst the tenant admitted having the odd cigarette, he did promise not to smoke in the premises and I'd like to ensure that that is the case. I don't expect there to be any repairs to be reported as everything is practically new and was left in good working order with manuals to all appliences, boiler, etc.

The tenant pays the rent on time, so no problem there. As I said before, I don't wish to be intrusive, just to make sure everything is ok and establish a bit of a rapport with the tenant. If all is fine, then I'd happily leave the next visit for another 6 months and yearly after that.

Callie22

We moved into our current property about a month ago. Last week we got a letter telling us that we would be having a property inspection on the last Friday in July, at 5pm, and if we weren't there to let the LA in then they would be charging us for our time - oh, and we can't ask for the appointment to be rearranged. I appreciate the notice but I do think that over six weeks is a little excessive, and their uncompromising attitude leaves a bit to be desired ...

Honestly, LAs drive me insane. The first question they bark at you is 'are you both working' - but then their policies and practices make it so difficult for working people to work with them. In order to be there for there inspection, I'm going to have to book leave - I don't see why they can't offer a more convenient time.