Tenancy inspection query

G_M

MoneySavingUser wrote: »

Thanks everyone, I have gone with G_M's first email for now.

I did not provide you with an email.

Send two copes of this letter, one addressed to the agent, the other addressd to the landlord at the addres for serving notices (even if the address is the same).

MoneySavingUser

Yes, you are correct, but thought to try email first as the inspection is on Wednesday and the agent had contacted me via email.

In terms of the Landlord's service address - the contract states that the address to serve notices on is the previous agent's address, presumably this is the new agent's address now? I haven't officially been informed of a change of notice address.

Also it says the address and email of the deposit holder is also the old agent's address and email....

The landlord's address in the actual contract has the wrong postcode, but I know the correct address.

The EA has come back to say that they don't trust the old agent and they shall require access.....time to try your second suggested wording.

MoneySavingUser

The EA has emailed today at 9pm. His opinion is:

- He says the law says it is very reasonable that he can do the inspection as early as possible whilst under the new arrangements;
- He has refused to provide a specific time;
- He has said the landlords will be with him too so there will be three people attending the inspection;

Is he now stepping over the line? Can I just tell him that I refuse?

On the basis that I have the right to be here when the inspection takes place it seems unfair that I am expected to potentially take the day off work and wait around for them?

The landlords will have had access to the previous report so not sure why they need to attend too? (There are no major issues with the property, just some minor repairs which the previous agent didn't do).

HampshireH

Could you not work from home ?

Annabee

Oh dear, another !!!!!! of a letting agent. As it is tomorrow (well today now) you are a bit stuck, unless you are relatively happy for them to let themselves in this once. If not, is there anyway you can work from home, as a pp said, or even call in sick, saying you have an urgent matter to attend to at home. Then as soon as the letting agents office opens, you could keep ringing them asking them to confirm what time they will arrive. As he is meeting the landlords, he obviously must have some idea of the time himself he is just being bloody awkward and arrogant.

Put it to them that although you don't object to inspections (and have had several before with no problem), you prefer to be there, as is your right, and his attitude is very unprofessional. You do have to be careful though, as if you are on a rolling contract they can obviously give you two month's notice at any time.

I know it is a bit late now, but perhaps if you had phoned them soon after getting their first email, you might have been able to arrange a more suitable date and time. Hard to say though, as he definitely seems to be a stroppy one, and not very up in the law. The things we tenants have to put up with!

You could, I suppose, tell the agency that unless a specific time is supplied you refuse the inspection, then go to work if they won't. But you run the risk of them just coming anyway while you are out. This might be technically illegal, but in reality there is not much you can do, as the police won't be interested. But send them a very stiff letter saying that in future you want an agreed appointment for all inspections. To help you word the letter you could take legal advice, you may be able to get some if you have legal cover on your contents insurance, or if you are in a union they sometimes provide legal advice for their members. Or Shelter is another option.

I am not advocating you do this, but what I have done is change the locks so that my mind is at rest that my letting agents cannot ever just let themselves in. My letting agents are relatively reasonable though, and also I am at home a lot. I will change the locks back at the end of the tenancy.

Murphybear

We just renewed our breakdown cover with the RAC. This includes a free legal helpline that included tenant/landlord law.

Norman_Castle

MoneySavingUser wrote: »

Is he now stepping over the line? Can I just tell him that I refuse?

On the basis that I have the right to be here when the inspection takes place it seems unfair that I am expected to potentially take the day off work and wait around for them?

Can you be there for part of the day? Refuse access if you are not happy for them to let themselves in but offer a time you will be there, eg after 3. Do the landlords own numerous properties in the block which they are planning to inspect on the same day?

Out,_Vile_Jelly

Their attitude seems heavy-handed and unreasonable. I think two inspections per year is excessive for an uncomplicated tenant that's been there at least a year. When letting agents start talking about "the law" it's a fair bet they're reciting something they saw on an American legal drama repeated on ITVPleb.

I personally never wasted any annual leave on sitting in waiting for agents or their handymen; this is one of the few benefits of renting!

Comms69

change locks, go on with life.


LLs don't tend to evict paying tenants...

crispy_duck

MoneySavingUser wrote: »

On the basis that I have the right to be here when the inspection takes place it seems unfair that I am expected to potentially take the day off work and wait around for them?

I'm not sure that you do have that right.

I've not been here long enough yet to post links, but www dot gov dot uk slash private-renting tells you your rights and responsibilities.

You must give your landlord access to the property to inspect it or carry out repairs. Your landlord has to give you at least 24 hours’ notice and visit at a reasonable time of day, unless it’s an emergency and they need immediate access.

As far as I can see, it says nothing about a right to be present. I think 'reasonable time of day' means not at 4am. The fact is that the landlord (or their agent) has the right to enter the premises with 24 hours' notice, and they've given you this notice so there's not much you can do. I doubt I need to say this, but DO NOT change the locks as someone has suggested, this is undoubtedly an unauthorised alteration to the property. IANAL, but I wouldn't be surprised if that were grounds for eviction.