Tenancy quarterly inspection?

rexmedorum

Kira000 wrote: »

I had agents turning up unannounced in a previous rented property when they were showing prospective purchasers around. We were being most accommodating, allowing visits with 24 hours , sometimes less notice (our agreement said we could have asked for more), evenings, daytimes, weekends. They started taking the pee and turning up with people with no notice at all, at 8am, 8pm, whenever, and not telling us, so anything could have gone missing an we would have no idea who had been in. Final straw was when they turned up at 8am on a Saturday morning, unnannounced, letting themselves in without knocking and using their spare key, we were in the living room still in PJs eating breakfast! From then on we insisted on the full notice (72 hours) and made it clear we were setting the burglar alarm whenever we left the house and that they didnt have the code. They werent happy, but had no choice.

That's appaling, I hope you threw them out at least?

I have always wondered: LL/Agent needs the tenats permission to enter unless in an amergency but notices are often been worded soa as to imply that permission is not needed.

I have where LL (living abroad) wanted access when we were on holiday. It was not possible to arrange it while we were there. It went ahead but really I would have wanted to say 'NO not when we're not there' But I was worried of causing a (potentially S21 grade) fuss, how would one go about this?

jjlandlord

rexmedorum wrote: »

I have always wondered: LL/Agent needs the tenats permission to enter unless in an amergency but notices are often been worded soa as to imply that permission is not needed.

Obviously. If they appear firm and telling rather than asking, there's a good chance that the tenant will comply.

rexmedorum wrote: »

But I was worried of causing a (potentially S21 grade) fuss, how would one go about this?

Agents can always issue a s.21 notice. The real question is whether the LL would follow up on it.
Imo, most of the time these agents-issued s.21 notices are just bluff as actually evicting the tenant is a time consuming, potentially costly business.

rexmedorum

jjlandlord wrote: »

Obviously. If they appear firm and telling rather than asking, there's a good chance that the tenant will comply.



Agents can always issue a s.21 notice. The real question is whether the LL would follow up on it.
Imo, most of the time these agents-issued s.21 notices are just bluff as actually evicting the tenant is a time consuming, potentially costly business.

What do you mean just bluff? Are they invalid or...?

jjlandlord

rexmedorum wrote: »

What do you mean just bluff? Are they invalid or...?

A s.21 notice does one thing and only one thing: It entitles the LL to seek a court order for possession once it has expired.
If the LL never actually does that, the notice does not change anything to the tenancy.

Callie22

We always rent unfurnished, but on one occasion during a property inspection the (admittedly young) LA decided to try and open our wardrobe and drawers in the bedroom. I have absolutely no idea what on earth he thought he was doing, or why he thought it appropriate to do that, but he was told in no uncertain terms that that was OUR furniture and even if it wasn't, there was absolutely no need for him to be inspecting my socks and pants. Since then I have always insisted on being present during any kind of inspection and I have no qualms about telling an agent if I feel they're getting too intrusive - they don't like it, but some of them seem to have no clue about being 'reasonable'.

More recently, we did ask an agent if he really needed to go into our bedroom during an inspection - the house was/is spotless, there were no problems, and it wasn't really necessary. The agent told us that he had to go into the room because us not wanting him in there meant that 'we were probably growing drugs'. Ok ...

G_M

Agents need no qualifications or training. So often have little understanding of the law or tenants rights, little idea of th real purpose of the inspection, and little idea how to undertake one.

Tenants also often have little idea of the above, so go along with whatever the agent does/says.

The difference is the agent is employed as a professional an should know.

rexmedorum

G_M wrote: »

Agents need no qualifications or training. So often have little understanding of the law or tenants rights, little idea of th real purpose of the inspection, and little idea how to undertake one.

Tenants also often have little idea of the above, so go along with whatever the agent does/says.

The difference is the agent is employed as a professional an should know.

Agreed, but I suspect quite a few more do know it but choose to 'forget' when convenient.

In the past I have had repairs aranged by contracters that only work 9-5 so what to do then?

Also one agent actually aranged with contractors. The ocntractors than contacted us directly, sometimes this was the first we heard about the planned work I found that very anoying, anything I could have done?

G_M

rexmedorum wrote: »

Agreed, but I suspect quite a few more do know it but choose to 'forget' when convenient.I don't disagree!

In the past I have had repairs aranged by contracters that only work 9-5 so what to do then?Join the real world! I own my own home and when I need contractors mostly they only work 9-5 ... and are booked up for days/weeks. You can only expect out of hours service for a real emergency!

Also one agent actually aranged with contractors. The ocntractors than contacted us directly, sometimes this was the first we heard about the planned work I found that very anoying, anything I could have done[/QUOTE]

In many cases it is actually more convenient for tenant/contractor to liaise together over convenient times for access rather than having to go via a middle man.
Yes, the agent should tell/ask the tenant, but after that it makes sense.
What could you do? Tell the contractor when it is convenient for them to come and when it is not!
Or make things really difficult for all concerned and refuse to speak to the contractor, tell him to go via the agent, wait for the agent to call, then tell him when the contractor can come, wait for the agent to speak to the contractor, who may be booked that day and propose an alternative......

rexmedorum

G_M wrote: »

rexmedorum wrote: »

Agreed, but I suspect quite a few more do know it but choose to 'forget' when convenient.I don't disagree!

In the past I have had repairs aranged by contracters that only work 9-5 so what to do then?Join the real world! I own my own home and when I need contractors mostly they only work 9-5 ... and are booked up for days/weeks. You can only expect out of hours service for a real emergency!

Also one agent actually aranged with contractors. The ocntractors than contacted us directly, sometimes this was the first we heard about the planned work I found that very anoying, anything I could have done[/QUOTE]

In many cases it is actually more convenient for tenant/contractor to liaise together over convenient times for access rather than having to go via a middle man.
Yes, the agent should tell/ask the tenant, but after that it makes sense.
What could you do? Tell the contractor when it is convenient for them to come and when it is not!
Or make things really difficult for all concerned and refuse to speak to the contractor, tell him to go via the agent, wait for the agent to call, then tell him when the contractor can come, wait for the agent to speak to the contractor, who may be booked that day and propose an alternative......

Yeah I did liase directly, but I found unexpected calls for repairs I didn't ask for quite suspicious, as it's the stuff off those scam programs

The point I guess I was trying to make about the 9-5 thing is that likely it won't really be possible to always be present.

G_M

rexmedorum wrote: »

G_M wrote: »

Yeah I did liase directly, but I found unexpected calls for repairs I didn't ask for quite suspicious, as it's the stuff off those scam programs

The point I guess I was trying to make about the 9-5 thing is that likely it won't really be possible to always be present.

If the LL has fallen for a scam that is hardly your fault/responsibility. However, if the repair is one you don't want, and clearly does not need doing, you can always refuse.

Remember, however, the LL has both a duty as a LL and a desire as a property owner to keep the property in good repair. He may know something you don't about the maintenance required.

And yes, perhaps it is inconvenient for you to be there 9-5 for contractors, but, well, that's life! Contractors tend to work 9-5! Same whether you are a tenant or owner-occupier, getting repairs done can be inconvenient.

As explained, you can refuse them access in your absence, AND you can refuse to take time off work, but then either the repair won't get done (and it's usually in your interest to have it done - you live there!) or the LL can insist, ultimately with a court order, as HE has a duty as explained above.