Getting Nervous - 1 Year tenancy Up Soon - What Do I need to watch for

[Deleted User]

OK, I have lived in a private rental house for nearly a year. The tenancy was for a year which is up within 2 weeks.

Now I am sure my landlord thinks he's the best landlord ever, but from my point of view I've had a few problems.

He seems to feel he can visit whenever he likes.., has stated he now needs to inspect the property every three months (apparently a tenant of his turned a house into a marijanna farm and it cost him a fortune to repair the damage caused so now he wants to subject me to these regular inspections). I know legally he can't visit without my permission.., but its how to put this across so I don't lose my tenancy. I hate having my privacy invaded. He says he'll come round one day, doesn't turn up and then arrives a few days later typically.

I have put a complete new bathroom in, tiled, floored, plastered the wall, new bath etc etc because the original bathroom was disgusting (damp walls, waste pipes blocked and leaking, taps not working). The landlord said it worked and so it was good enough. But now I'm thinking what do I do if he tells us to move out once the year's tenancy is up? I did the bathroom as cheaply as possible but obviously it did cause some financial strain. Because I've had health problems I stopped the refurb for a while and I'm trying to finish it off now (just some gloss painting and window frame tiling to do now). Just hoping I'll get it done before he wants to inspect.

I've also had to install insulation in the loft, removing rubble that wasn't removed when a chimney was removed (it looks like its been done properly except for the removal of rubble). He did say he'd provide flooring for the loft and provide boxes for removal of the rubble. The flooring has never arrived and neither have the boxes. He was supposed to have it all removed originally (man with a van stuff) but that's not transpired either so rubble is still in back yard and looks a state. I pushed it a bit doing the loft because I had had a heart attack and asthma problems so it kindof was the worst job I could have to do (the rubble was very very dusty being from a chinmey removal). The landlord said I should have waited for him to have it done in the summer when I asked for some help because of the rubble (the kids were freezing at night in their uninsulated bedrooms - one has special needs - so I couldn't)!

I find him very difficult to deal with. He tends to say he'll do something, contribute towards costs and doesn't. He never keeps to his word.

But I have to be careful because I'm one of those tenants on benefits, without a guarantor, and if I lose this house, I'm in a great deal of trouble (had a bit of a time finding a landlord who would accept a tenant on benefits, most won't). My kids are in lovely schools, I don't want to move but how to do I handle any inspection he will almost certainly want to do? I have to hold onto my temper, (I now find him rather irritating) because I realise he's not the ideal landlord but I also don't want to keep getting taken advantage of (although I do realise I have lain on the floor with a big sign saying walk here lol). Because I won't find anywhere else to live, its a difficult line to tread. I'm the blatantly honest sort.., and lol.., I've got to handle this carefully in case he tells me to start packing (if u see what I mean).

The landlord took loads of photo's on the condition of the house when we moved in. He was supposed to replace the badly installed laminate floor and hasn't (nothing in writing). I'm worried he'll say its deteriorated and say I've got to replace it etc etc. There wasn't a check in list done, just the photo's. Do I have any come back if he says I've got to replace something that is as it was when I moved in?

I'm sorry, I haven't written this in the most organised way. I'm stressing a bit lol. Its been a bit of a time the last 18 months and I have kind of done the wrong things for the right reasons as far as tenancy is concerned.

GAH

IS the property in England/Wales?

If so, with only 2 weeks left of your contract and no renewal tenancy in sight, once your contract is up it will go periodic.

This means all of the same terms of your tenancy, but you will only have to give the landlords a months notice to leave, he still needs to give you two.

I don't think 3/4 monthly inspections are unreasonable, as most managing agents do this, but any meetings obviously need to be agreed with you.

Regarding your other issues of landlord not paying up for things he should, he probably feels he can get away with this now as he knows you are quite happy to pay to refurbish his house slowly but surely.

[Deleted User]

Yes its in England

Turnbull2000

Sorry if this sounds harsh, but why would the landlord carry out repairs when he knows you're daft enough to spend money on the property yourself? It's not unknown for landlords to let tenants improve a property, then evict them and charge higher rent.

RAS

Do not carry out any further work on the house - legally he can demand that you return the property to the state it was in when you took over.

If he has photos, then he would need to use them to support any claim that the laminate, for example, was seriously worse than when you moved in.

The lack of written inventory is in your favour but please stop damaging the house by "improving" it.

zappahey

GAH wrote: »

I don't think 3/4 monthly inspections are unreasonable,.

I do and I would be telling the landlord to start looking for a new tenant if he tried that.

DVardysShadow

RAS wrote: »

Do not carry out any further work on the house - legally he can demand that you return the property to the state it was in when you took over.

I have to agree. Probably will not demand reinstatement of the bathroom. But that is the issue. He will be happy with the work being done and may want to tip you out in order to get a higher rent. It has almost as much potential to see you given notice as causing damage would.

You'll probably have to save the day by discussing your ideas for improving the kitchen

Kynthia

You're in a vulnerable position as you've forked out on this property when you could be out in a few months. Also you really want to stay and your children are settled.

You may need to allow the quarterly viewings for now, many agencies do these, however put in writing that you require a specific date and time agreed in advance. Try to make it as much of a win-win. Put all communication in writing, so if something needs repairing or you need the rubble collected, write and keep a copy. It might be harder for him to ignore written requests.

Don't worry about the inventory, you can only be charged for items you have damaged, not those that have deteriorated through wear and tear with normal use.

You might want to consider asking for another contract, 1 year or maybe longer if you want that security and to get the benefit of the improvements you've paid for. Although a longer contract not only prevents you being evicted via a section 21 process, it also prevents you leaving so you need to think it through.