How frequent are rental property inspections supposed to be?

Kite86

My partner and I moved into a rented house last June and have already had three property inspections. The estate agents have just phoned to arrange another inspection for next week! So we'll have had 4 inspections in 10 months, which seems quite excessive (there have been no problems at any inspection).

Does anyone know whether there are any guidelines as to how often rental properties should be inspected? I know estate agents are largely unregulated, so probably don't have to stick to any guidelines anyway, but I haven't come across this level of management before. Prior to this property we rented two different properties for 4-5 years in total and only ever had one inspection (although these lets were not managed by an estate agent for the whole time). I also let my own house out, and had it managed by an estate agent for the first year, and it was only inspected twice during this time.

Cornucopia

Typically every 3 months, though I think this is a guideline rather than a rule.

ognum

Kite86 wrote: »

My partner and I moved into a rented house last June and have already had three property inspections. The estate agents have just phoned to arrange another inspection for next week! So we'll have had 4 inspections in 10 months, which seems quite excessive (there have been no problems at any inspection).

Does anyone know whether there are any guidelines as to how often rental properties should be inspected? I know estate agents are largely unregulated, so probably don't have to stick to any guidelines anyway, but I haven't come across this level of management before. Prior to this property we rented two different properties for 4-5 years in total and only ever had one inspection (although these lets were not managed by an estate agent for the whole time). I also let my own house out, and had it managed by an estate agent for the first year, and it was only inspected twice during this time.

I agree this seems rather excessive. have you had a copy of previous inspection reports? has there been a reason to re inspect so frequently?

Better_Days

My first inspection was after 6 weeks and then as long as all ok then every 6 months (although I think it would be more often if the LA had any concerns)

It does sound like you are having a lot of inspections, but I suppose it depends on what the LA has agreed with the LL. We you told about the frequency of inspections when you signed your TA?

Are the inspections causing you any problems other than the periodic inconvenience - although they can be used as an opportunity to bring up any problems with the property - ie it can be a two way process.

TimBear

Ours were everything quarter when through a letting agent directly, less often when we dealt with the landlady directly.

Kite86

In the tenancy agreement it doesn't say anything about the frequency of inspections, but does say that the landlord or estate agent can enter the property to inspect it at any time as long as they have given 24 hours written notice.

I phoned the estate agent to ask about the procedures for inspections and apparently they do them every three months, as Cornucopia said above, so maybe that's about right. We haven't had a copy of any inspection reports but have been told everything is fine, and I suppose as long as they are following their procedures that's ok, if a bit annoying!

It would be good if they were a two way process but unfortunately at the last two inspections we mentioned about the heating being faulty and nothing has been done yet!

The inspections themselves aren't really a problem, but we did have the situation where we had 24 hours notice by email which we didn't pick up until after the inspection had taken place. So the landlady just entered the property using her key, which I wasn't very happy about as sometimes we leave paperwork around, and if one of us had been in the shower it could have been awkward!

I suppose I've just been lucky with landlords/estate agents in the past - it's taking time to get used to having the house inspected so often!

Lagoon

We agreed to six-monthly inspections when we signed our agreement. I thought that was excessive! Fortunately, they've only happened once a year so far.

It's hard to feel comfortable in your own home with regular inspections. Before this property, we never had inspections, so having any at all was a lot for me to get used to!

princeofpounds

If anything is typical, it's probably an inspection on 3 months and then 6-12 months after that. Anything more than quarterly is a bit freaky IMHO

That's putting aside the many landlords who barely bother after one.

You either have a very cautious landlord or an agent who got the landlord to pay for a service plan with that many inspections (with a fee per visit of course).

If you find it intrusive, you can tell them, particularly if you've already had a couple go by smoothly.

You can refuse them no matter what it says in the contract, although they can refuse to renew your tenancy in return. But negotiation is not that confrontational.

Finally, remember inspections are not a 'test' of your living standards, though this is often misunderstood by Ts, LLs and LAs. They are to look for damage and repairs and are a tenant's opportunity too.

If you have reported a needed repair and it has not been addressed, I'd question what they were doing. I would follow up in writing, stating that fact and asking them what they are planning to do, particularly if they are trying to book even more inspections. You need a paper trail to cover you against not reporting things.

Seanita

Ive been in my rental property 3 years now and never had an inspection by either LL or LA so I guess its an individual thing.

V_Chic_Chick

I've been in my house for 9 months, and I've never had an inspection. That said, we have had to have repairs done on a fairly regular basis, so the landlord can see we haven't trashed the place without doing a formal inspection.

G_M

Frequency is up the LL or his agent to decide, and for the tenant to agree.

After 3 months and then 6 monthly is reasonable unless there are concerns on either side. eg if you had a damp problem you might request an inspection earlier.

Remember, 'inspection' is for benefit of both. It is the LL's opportunity to see if any repair work/maintenance is needed - and the tenants opportunity to point out any repairs needed.

If you think it's too frequent, as PoP says above, say so.

You have the right to forbid ANY inspections (the right to 'Quiet Enjoyment' of the property) but that is likely to antagonise the LL/agent, making your contract renewal less likely. But a compromise can be reached.

Just ring and say "It's only been x months/weeks since the last time you visited. The property has not deteriorated since then & I have no concerns, so can I suggest you come round in, say, another 3 months?" Follow up with a polite letter to confirm.

If they insist, and you still want to object, then say the same thing again but this time formally in a letter addressed to the LL at the address "for the serving of Notices" (see tenancy agreement).

If you suspect they will ignore you and come round while you are out, change the lock. But hopefully a friendly chat will be all that's needed.