letting agent inspection request

cake_baker

Hi there, I'm a long time lurker on this forum, I haven't had need to post until now. I'm looking for some opinions and maybe a little advice regarding a letter I received from my letting agent today (I'm a tenant)
Typing it here exactly as I received it...

Dear Mr B. (I'm not a Mr!)
Re: Interim Property Inspection
We are currently carrying out routine inspections on all the residential properties which we currently manage in your area and would like to call at the property on Saturday 11th August 2012 at 1.15pm.
This will be a full property inspection and will therefore need to gain access to the property at this time and trust that this appointment will be convenient.
We do however hold management keys and should you be unavailable at the appointment, we would normally gain access in this way.
We therefore thank you in anticipate of your co-operation and assistance in this matter.
Yours sincerely
etc...

A bit of background, I'm in England, been in this (unfurnished) property since 2005, and my contract has been periodic since the first 6 months ended - I've never signed a new contract. The owner is very elderly and the property is completely managed by the letting agency, Up to now, I don't bother them, and they don't bother me and that suits us both fine.
However, the LA has just been bought out by another, larger LA, and I suspect that is what has prompted the letter above.

From reading other threads, I'm fairly sure that the LA can't just let themselves in for an inspection just because they have notified me (and I'm also fairly sure they don't have a key to my flat - unless they've managed to find the one they lost..)
My real question is : what is the best way to educate my LA in more considerate procedures?
I don't want or need to antagonise them at the moment, I usually find it easier to co-operate at least initially, but I'd like to be prepared on Saturday so that I can manage their expectations.

Any ideas of what I should look out for/check/ask them?
As they haven't told me who will be doing the inspection, I think I should ask them to identify themselves as employees of the LA before I let them in...?

Werdnal

Assuming you are happy for the inspection to take place and will be there, then yes, it is quite reasonable to ask to see ID or request a telephone number to ring and verify who the person is before you let them in.

Use the visit as an opportunity to point out any repairs or maintenance that is required on the property. Do not feel intimidated by the inspection, it is something you can gain from if you have any issues you need addressed.

They should not just walk in unless you have specifically accepted that you will be there and/or allow the inspection - you could have been away this week, and not received the letter, so they should not just assume a lack of response from you is acceptance of the inspection. If you find they do have a key and feel they may overstep the mark and walk in in future, you can change the locks as long as you replace the originals when your tenancy ends.

If you want to try the agents out to see if they will enter, delay opening the door, or put on the chain or deadlock if you have one, and see whether they try their own key!

Does your original tenancy agreement give any info on inspections - frequency, notice required etc. They may have complied with the specified notice, and many LLs and other members here suggest that if you accepted those terms on signing the agreement, then you accept those terms for an inspection and cannot refuse entry. In reality, a LL or their agent can only force a tenant to allow access by applying for a court order to enforce inspections. However, with a new keen agent on the case, and possibly an elderly LL in the mix who may not want any grief or worries, it is possible the agent might make life difficult for you, to try to get you out and gain another round of fees for re-letting the place, so I would just go along with this first visit and see how things go. If visits become too frequent or intrusive, it will be time to stand your ground.

G_M

On the whole it appears a reasonable request (since you've not apparantly had an inspection for some time.)

It also seems polite, and is giving you plenty of advance written warning.

They could, of course, have added something along the lines of "If this is not convenient, please call us at the office on 01234567890 within the next 24 hours to re-arrange this appointment!.

However they probobly don't want to encourage re-scheduling.

Either:
1) stay in, welcome them, offer them a cup of tea, then tell them of all issues you have (eg repairs needed - have a list ready!) (follow this up later with a letter to confirm!)
2) go out as usual, and leave them to enter with their key (assuming you are happy to do this and they have a key!)
3) call them (follow up immediately with letter) and say Saterday is inconvenient and offer them 2 or 3 alterantive dates/times.

Kynthia

If you don't want them to enter your property when you aren't there then you have to tell them, preferably in writing. Many tenants don't have a problem with LAs letting themselves in and I had a tenant who preferred it. If you believe they may enter your property despite your letter then change the lock.