Inspection of rented property

michbright

We have been in our current property since May 2007, which is managed by a letting agent. Up until about a year ago, they only inspected the house once a year but then suddenly started requesting inspections every three months, which I've found quite strange.

When I've queried it with them, I've been told it's a new policy and that if we don't agree with it, they can speak to the LL and let him know we don't want inspections that frequently (with the insinuation that the LL won't be happy). I have, reluctantly, agreed to the last 2 inspections but have been very unhappy on both occasions.

There are 2 people who do the inspections - the letting manager or the owner/director of the agency. When the letting manager inspects, it's not a problem. However, when the owner/director inspects, he makes me feel like a small child and blames us for condensation on the (old) double glazed windows because we don't open them in winter and, last time, said our carpets were too dirty and we should have them professionally cleaned every 3 months. He also told us to use an old toothbrush to clean the window seals with bleach when I pointed out a damp patch in the ceiling in a bedroom on the opposite side to the window! Despite arranging for the letting manager to inspect on the last 2 occasions, the director turned up on my doorstep. I almost said no when he asked if he could come in (which I know I'm entitled to do).

I have 3 children and a cat (which was agreed to in the tenancy agreement) and, as I understand it, the carpet was already a year old when we moved in and, therefore after five years, it should be showing some signs of wear and tear.

This property wasn't done to the best standards as it is very clearly a rental property and I feel almost afraid to point out any flaws in case I'm blamed for causing damage (e.g. peeling wallpaper in the bedroom round the windows where we have to wipe them down every morning in winter because the condensation is so bad). I almost waited with baited breath for the director to blame me when the entire central heating system stopped working last year! When I report things to the letting manager, it's an entirely different story as he clearly understands that everything can't be my fault.

Anyway, I digress. My question is this. Is it reasonable to suddenly request for inspections to be held 4 times a year as opposed to once a year, as was the case before? I don't want to annoy them too much in case they try to get the LL to increase our rent as we really can't afford an increase right now. Our LL is often away on exotic holidays, so isn't readily available to discuss any of this (even though I have got his number should I wish to do so).

The latest letter states I must give them a convenient date within 7 days of the date of the letter, and I only received it 5 days after that date.

Thanks in advance for any advice anyone may have.

Blackpool_Saver

what is in your contract about inspections?

Werdnal

You do have a right to refuse inspection, but as you say, this could antagonise the LA, or even the LL if they are in agreement with the new arrangement. However, I would politely contact the LL and ask whether they are aware of this. Do you have their address? If so, a letter explaining your concerns and asking whether they have insitgated or agree with the extra inspections may be better than a phone call (verbal things tend to be forgotten or changed at a later date)

We had a situation a few years ago with a longstanding tenant. We had always had 6 months inspections, and suddenly an inspection report came through only 3 months from the previous one. I contacted the LA to ask why, and they said they had revised their procedures too. I know the tenant was a single elderly gent with a few health issues, and had always been a reliable payer and never caused us a problem. I was worried that the extra hassle of more frequent inspections would worry him, so I told the LA under no circumstances to increase the inspections.

Besides, it is the condition of the property when you leave that is the issue, not how you choose to live or how frequently you clean your carpets! Whilst you have a valid tenancy, you treat it as your home, and live how you please.

sooz

I am a LL, but also a tenant.

My agency insisted on 3 monthly inspections which I found highly intrustive, as I would not do the same to my own tenants.

I found it best to use the opportunity to flag up every issue, however small, with the agents . Type up a dated list of problems, print two copies, and get them to sign it, whilst following them round pointing out every problem :D:D

Blackpool_Saver

sooz wrote: »

I am a LL, but also a tenant.

My agency insisted on 3 monthly inspections which I found highly intrustive, as I would not do the same to my own tenants.

I found it best to use the opportunity to flag up every issue, however small, with the agents . Type up a dated list of problems, print two copies, and get them to sign it, whilst following them round pointing out every problem :D:D

Nice one

michbright

Werdnal wrote: »

You do have a right to refuse inspection, but as you say, this could antagonise the LA, or even the LL if they are in agreement with the new arrangement. However, I would politely contact the LL and ask whether they are aware of this. Do you have their address? If so, a letter explaining your concerns and asking whether they have insitgated or agree with the extra inspections may be better than a phone call (verbal things tend to be forgotten or changed at a later date)

We had a situation a few years ago with a longstanding tenant. We had always had 6 months inspections, and suddenly an inspection report came through only 3 months from the previous one. I contacted the LA to ask why, and they said they had revised their procedures too. I know the tenant was a single elderly gent with a few health issues, and had always been a reliable payer and never caused us a problem. I was worried that the extra hassle of more frequent inspections would worry him, so I told the LA under no circumstances to increase the inspections.

Besides, it is the condition of the property when you leave that is the issue, not how you choose to live or how frequently you clean your carpets! Whilst you have a valid tenancy, you treat it as your home, and live how you please.

Thanks for this. That reminds me, after the last inspection, I didn't get a copy of the report, the shower still hasn't been fixed and the window in the bathroom has still not been replaced (seal on double glazing has failed). I have a good relationship with the LL, although unfortunately I've lost his phone number. In January 2009 our central heating stopped working and the oil tank had to be replaced, fire valve fitted and pump in boiler needed replacing. At the time, the LL was in Bali, but authorised the work within a week. He was livid when he return in February to find that work hadn't started and actually called me from the airport when he landed to apologise. I don't think he cares how frequent inspections are, as long as they're done.

I'll just do what my husband says and not let the director get to me if he does come round next time. Maybe he should stay at home with 3 children under 8 and try to get the carpets cleaned professionally every 3 months (and pay for it!).

Sorry to rant, but I just had to vent my feelings at this lovely (NOT) LA.

Tiddlywinks

What does your contract say? You can refuse routine inspections but the agent is perfectly right to let the LL know about this conversation. As the LL was happy to not have quarterly inspections in the past then he may well not mind your objection. However, if the LA tells him that you are not taking proper care of the property (damp, dirty carpets etc) then he may wish the inspections to continue.

You could then go down the "quiet enjoyment" route and still continue to refuse inspections but the LL may then decide to end the tenancy.

Regarding the condensation, you do need to air the place regularly. You say that you don't open the windows in winter - how else will the condensation escape? Regularly cleaning the double glazing is also essential as well to prevent staining from the condensation build up.

As to the carpets - dirt is not wear and tear so with a large family you will need to keep on top of things as ground in dirt will be hard to remove at the end of your tenancy. That said, the LA suggesting professional cleaning every 3 months is OTT.

michbright

sooz wrote: »

I am a LL, but also a tenant.

My agency insisted on 3 monthly inspections which I found highly intrustive, as I would not do the same to my own tenants.

I found it best to use the opportunity to flag up every issue, however small, with the agents . Type up a dated list of problems, print two copies, and get them to sign it, whilst following them round pointing out every problem :D:D

I did that last time, but he still found a way to blame me for most things. Couldn't blame me for the thermostat in the shower packing up and boiling the water, though.

michbright

Tiddlywinks wrote: »

What does your contract say? You can refuse routine inspections but the agent is perfectly right to let the LL know about this conversation. As the LL was happy to not have quarterly inspections in the past then he may well not mind your objection. However, if the LA tells him that you are not taking proper care of the property (damp, dirty carpets etc) then he may wish the inspections to continue.

You could then go down the "quiet enjoyment" route and still continue to refuse inspections but the LL may then decide to end the tenancy.

Regarding the condensation, you do need to air the place regularly. You say that you don't open the windows in winter - how else will the condensation escape? Regularly cleaning the double glazing is also essential as well to prevent staining from the condensation build up.

As to the carpets - dirt is not wear and tear so with a large family you will need to keep on top of things as ground in dirt will be hard to remove at the end of your tenancy. That said, them suggesting professional cleaning every 3 months is OTT.

Contract doesn't say anything about frequency of inspections, just reasonable access.

I didn't make myself clear about the windows. They are opened in winter, just not all day, every day. And I clean the windows regularly - the seals were dirty when we moved in.

I also have the carpets cleaned every year in the spring, so don't let it get out of hand as I do know they need cleaning, just not every three months, as you say.

I just feel uncomfortable with the director in the house as he makes me feel like I'm a dirty slob, who never ever cleans.

G_M

I have a good relationship with the LL, although unfortunately I've lost his phone number. In January 2009 our central heating stopped working and the oil tank had to be replaced, fire valve fitted and pump in boiler needed replacing. At the time, the LL was in Bali, but authorised the work within a week. He was livid when he return in February to find that work hadn't started and actually called me from the airport when he landed to apologise. I don't think he cares how frequent inspections are, as long as they're done.

As werdnal suggested, contact the landlord. It's his property, not the agent's!
If you've lost his number, do you have his address? Can you use that to find his number? Does he live locally?
If you don't have his address, write to the agent and ask for it. They have 21 days to provide it. Not doins so is a criminal offence. (Section 1 of Landlord and Tenant Act 1985 here)

Tell the LL your concerns a) about the frequency of inspection (suggest 6 or 12 monthly would be fine?) AND b) about the owner/director (the LL should know how his employees behave!). Say you are happy for the lettings manager to inspect, but not the director.

Since your LL sounds like a reasonable and helpful guy, he will probobly understand. He is, no doubt, completely unaware how his agents are p*ssing off his tenant!

princeofpounds

What's the betting that the agent's are charging per visit?

Quite a common ploy, up the frequency of paid inspections for which you deduct a charge from rent money, if no-one complains keep at it.

Of course the LL might have asked for an increased frequency, but that's unusual if they have been happy with less beforehand.