Advice needed on property inspection

Will_it_make_me_rich

I’ve rented a house out to a young couple for the last 2 years. This is my first and only rental property, for the first year I had a management company look after the property for me. This went well I had no problems with the tenants and every 3 months I got sent an inspection report by the company. It was though very basic.
It went so well that after the first year I decided to manage the property myself.

I did intend to keep inspecting the property every 3 months however this never happened and 12 months after the last inspection I finally got round to inspecting the property myself.

I did write to the tenants telling them of my intended inspection however they were away for Christmas so they didn’t know I was visiting the property.

Now I’m a little worried about the state of the house and what if anything I should do.

So to all the landlords amongst you how often, if at all, do you inspect your properties?
What is within a landlord’s right to mention to the tenants?

The reason I ask is when I visited the property which I use to live in the front and back gardens were all over grown. This I would have thought I could mention to the tenants as it has an effect on the neighbours and area.
I also noted that the living room carpet had an oil stain on and they were storing oil on the carpet.
The bathroom looked like it had never been cleaned.
All the bedroom carpets were brand new when they moved in but I noticed damaged to one of the carpets which can’t be undone.
In the kitchen above where they cook is a big yellow stain on the ceiling and the wallpaper has a yellow tint to it.
Oh and they left the front door unlocked while they were away!

I never have any problems from them and they pay by DD. When they first moved in they wanted somewhere to stay for 3 years so I’ve probably got another year with them.

So do I mention this to them now or wait until they move?
I realise they may get a firm in to clean the house although the bedroom will need a new carpet. And maybe the living room, if so this would use up all of there deposit.

What would you do?

franklee

Will_it_make_me_rich wrote:

I did write to the tenants telling them of my intended inspection however they were away for Christmas so they didn’t know I was visiting the property.

...
I also noted that the living room carpet had an oil stain on and they were storing oil on the carpet.
The bathroom looked like it had never been cleaned.
All the bedroom carpets were brand new when they moved in but I noticed damaged to one of the carpets which can’t be undone.
In the kitchen above where they cook is a big yellow stain on the ceiling and the wallpaper has a yellow tint to it.
Oh and they left the front door unlocked while they were away!

....

What would you do?

I notice you are asking all landlords for their opinions. Well here is one from a tenant. You were completely out of line to enter the property with out the tenants permission, you should have waited till they got back after Christmas and arranged a new appointment. If they ever find out I hope they throw the book at you. How would you like to come back from a few days away over Christmas to find out that someone had done an unauthorised snoop through your home? I would be reporting it to the police and suing you. I would also change the locks and/or move out asap.

You had better hope they do not find out. You were also lucky that no theft was committed as if it had been due to the unlocked door given you had been in without permission how would you prove the unlocked door wasn't your fault! I suggest you are more careful in future!

barnaby-bear

Will_it_make_me_rich wrote:

although the bedroom will need a new carpet. And maybe the living room, if so this would use up all of there deposit.

What would you do?

Garden / cleanliness /mess is quiet enjoyment as long as decent state on return they are entitled to live how they want.

The cost of a *new* carpet - that be betterment that be, and betterment isn't allowed. You can charge a proportion towards a new carpet or for cleaning and claim 10% of tax for wear and tear but if you want a new carpet you'll have to pay the majority yourself. You can try it on and hope they don't know their rights and claim through small claims.

Doozergirl

Why on earth would you need to check it every three months? They are entitled to quiet enjoyment while they are living there and it is illegal for you to enter the property without prior permission and the time should suit them. They are paying you for the priviledge of it being their home and they say who comes in and when.

I think all of this should be dealt with when they come to leave. You really can't expect things to be in the state that you left them, that is entirely unreasonable.

The stains on the carpet might be an issue but they should be given the opportunity to clean it properly when they leave. You also have to appreciate that wear and tear occurs and tbh, a couple of stains after a couple of years might just be reasonable
The yellow stains on the wallpaper and the ceiling are wear and tear - you can't complain about that or claim money.
The garden should be in a reasonable state when they leave and the bathroom should be clean. (why on earth would you complain about them not cleaning the bathroom now, you don't live with them!?)

If you feel a need to mention something, I'd be making a proper appointment to view and not even let on that you were ever there. And don't do it again!

will_it_make_me_richer

Thank you for your comments. I didn't realise I was doing wrong. _pale_

When the management company sent me the inspection reports most were done without the tenants being present.

From now on I think I will only inspect the property once a year and make sure I have the permission of the tenants.

clutton_2

if you are a new landlord and not using an agent, DONT issue a tenancy agreement for 12 months whatever you do. If you did not know you may not enter your property, may i suggest you join National Landords Asspociation and read https://www.landlordzone.co.uk and https://www.singingpig.co.uk forums both of which are excellent re property issues.

david29dpo

i have just sold a house after my tenants of 3 years moved out. you would never know anyone had lived there! and thats 2 adults and 2 small kids. what i am trying to say is some people chose to live differently to others. i do feel for you but as said above, not a lot can be done until they leave. will there deposit be enough to cover the repairs?

lynzpower

I have to agree there david.

I have lived in lots of rented houses over the years, and I ALWAYS clean the place within an inch of its life before checking out.

You have absolutely no recourse at this stage, whatever youd found, as you were illegally in there and it wouldnt stand up in court for a second.

Will_it_make_me_rich

I am a new landlord and I’m aware that I may not be up to speed on landlord/tenants rights.
It is my new years resolution to get on top of it all hence I’d thought I’ll would start with a inspection.
This thread has been a good wake up call in just how little I do know, so I will be joining the Landlords association and purchasing some new books.

I think I am fortunate then that my tenants have never rented before and that they may not know their rights either.

As far as the damage I saw I think I’ll forget about it, until they move out, since I shouldn’t have been there in the first place.
I did notice some maintain work needs doing to the outside of the property so when the weather picks up and I’m clued up on landlord/tenant issues I’ll go back but only after I have it in writing that they know about my visit.

clutton_2

well done you !!!! if you join a landlords assocation, the fee is a legitimate expense against tax, and as a member you get cheaper property insurance premiums !!!! - plus there are meetings to go to to talk to other landlords and learn more, and a fabulous legal helpline you can call at any time to find out what the law says.