Flat Inspections by Letting Agent

Barcode

So, yesterday we receive an e-mail asking to inspect the flat as it was due for a three month inspection (we started renting it 3 months ago). All fine, but I don't recall signing anything saying three months was necessary. We e-mailed the agent saying the first one was fine, but after that, we would rather it is every six months. This was the reply:

"Good Morning

I'm afraid it does clearly state on our company's literature that we require
access every 3 months, every company is different but I'm afraid it is
something we insist on and is our company policy and one thing that the
landlords are paying us to do."

(1) It does not state very clearly. The A.S.T just states that they should give 24 hrs written notice to inspect the property. It does not say on a 3 months basis.

(2) We don't want to be difficult, and do understand that the LL wants to ensure his flat is in reasonable condition. But three months seems too intrusive. We don't want to get into a row, but the tone of the e-mail makes me think the letting agent is not open to compromise.

(3) It might be a factor when it comes to renewing the A.S.T. It's probably more easier for us to find a flat in this development (as they are often available) than it is for the LL to find a paying, responsible tenant quickly. Maybe they should consider things like this before treating us like children who can't maintain a flat.

Any ideas?

clutton_2

i think 3 months initially is perfectly reasonable - the agent has to see what condition the property is in - that is what the landlord is paying him for. if he sees that all is fine at this first 3 months inspection you will be in a better position to re-negotiate a 6 month one after that. if you dont want to let the agent in - they will only think you have something to hide.

custardy

yeah i must admit loads ive been with its 3 months.often if they come and the place is fine they may drop back to 6 months after that.
a lot of damage can happen in 3 months from the LL's point of view

Barcode

We're not disputing the first one, and have agreed to the time/date. We're just not happy with every three months after that. Unfortunately, I've learned that when the letting agent and/or LL is unwilling to be inflexible on one thing, it tends to spell trouble for the future.

As I've said, we do understand that the LL wants to ensure the flat is in reasonable condition. We do question the need for every three months from then on.

barnaby-bear

Barcode wrote: »

We're not disputing the first one, and have agreed to the time/date. We're just not happy with every three months after that. Unfortunately, I've learned that when the letting agent and/or LL is unwilling to be inflexible on one thing, it tends to spell trouble for the future.

As I've said, we do understand that the LL wants to ensure the flat is in reasonable condition. We do question the need for every three months from then on.

I found telling them happy to be inspected but I insist on being there (say if you've had bad experience in past with LA not locking door) so can they come either before 7:30am when we leave for work or after 6:30pm or on a weekend.... you aren't preventing access or being difficult - when it came down to them havign to work late to do the inspection when I was there their desire to do them so frequently seemed to evaporate.... odd that...:rotfl:

Debt_Free_Chick

Wait until the first inspection is over and then suggest every 6 months. If all is in order and the agent is happy, they might be more confident to let it run to 6 months.

However ..... the terms of their contract with LL might be that the LL expects them to carry out an inspection every 3 months. In which case, the agent won't be able to agree to change unless the LL approves it. If they all do - get it in writing!

carpetbelly

Every letting agents I've been renting through have always done this. Never been what I've wanted but as long as they give you the legal written notice for the inspection (48 or 24hrs, I can't remember) then they can do this.

Trust me, it's something I never wanted to go on. I was never hiding anything, I just love my privacy and hated having someone turn up and look round while my life's on display.

Another reason I ended up buying.

Curv

If the LA reckons their documentation 'clearly states' then I'd ask them to point out where... after all, what else do they think they have 'clearly stated' when, in actual fact, they might not have?

With regard to the issue of frequency, I've been subject to 3 month checks in the past and it didn't bother me in the least. It seems like a very small thing to get stroppy about if everything else about the let is perfect.

But each to his own and all that - if it's such a major, moral issue then it might be worth looking around for a tenancy with a different LA as they don't appear to be open to negotiation on this point.

And what would their grounds be for making an exception to their policy? 'Tenant doesn't like it'? If I was the LL that would set alarm bells ringing...

Barcode

Yes, I think we're going to wait and then ask. GF thinks there is no point arguing by e-mail (I'm a bit more confrontational than her and don't care, but I'll wait).

I don't really care what the agents contract with the LL is (although I appreciate your point). If we had signed something clearly stating every three months, it would be fine. The tenancy agreement just states:

"6.5. That the landlord or any person authorized by the landlord may at reasonable times of the day on giving 24 hours written notice (except in the case of an emergency) enter the property for the purpose of inspecting its condition and state of repair."

It's this shifting of the goalposts that annoys me. If we knew beforehand, we would have thought about it and then decided. I resent having something new appear from nowhere that we did not agree too. If it is every three months, then that should have been stated very clearly on the A.S.T.

joeblack066

I hate the quarterly inspections, I am 44 and it makes me feel like one ofthe kids in supported living that I used to work with! It's a no win situation for the tenant I'm afraid, you just have to accept it. I do as suggested before and will not let them come in if I am not there..........I hate the intrusion and don't trust the LE!

MissMotivation

A property can deteriorate rapidly, I don't think 3 months is excessive at all. Most LA's specify 3 monthly inspections and it is also a service to the LL that THEY are paying for.

Imagine you were a LL....wouldn't you want peace of mind that your property was being kept in a fair condition?

If you've got nothing to hide then how difficult is it making 20 mins of your time available every 3 months?