Agent falsly stating inspection

xVenTriSx

Ok, here goes:

Me and my wife rent a property from our landlord(LL), he uses a letting agent(LA), we usually get inspections every 6 months as per our tenancy agreement. apparently we have had 2 inspections done in six months with another due next week as the last one was a fail. apparently we left it untidy and "housework" wasn't done, yard not swept, carpet not hoovered ect.

i recieved an email about an impending inspection 3 weeks ago, they never turned up for two weeks since that email. whats odd about this recent inspection is that they did it when we were out. which is what confuses me, i was in the property ALL day, i have PC records to prove otherwise. (microsoft event viewer for the win!) I left the property at 14:55 to pick up my son from school just around the corner, i was back in ten mins by 15:05. no one had been. the LA are saying it only takes 10-15 mins to do an inspection and we were not at home during the afternoon, ive challenged this by asking the exact time it was done, they cant answer or the one who did it said she had alot to do that day and wasn't sure on the time (i was very tactical on saying i hadnt been out of the property but not stating the time i had to get my son!) and i asked my neighbor if she saw anyone "visiting" an no one came while i was away. (i have a nosey but very nice neighbor!).

during other inspections from the LA, the agent has come round (an we do this subtly to see if they actually do anything) and talk to them to raise any issues we have. prime example is a condemned gas fire which is disconnected but the landlord still refuses to remove. anyway, they hadn't even gone round to inspect an just left soon after.

our LL is siding with the LA on this, but until i can get an exact time from the LA my hands are tied. i dont get it, in all the years weve been here (nearly 6) the last year for inspections has gone down the pan, its funny really, might have something to do with us talking to our LL about the LA not doing the inspections correctly. so everyones being really snotty over things. i have other concerns to address (one dealing with maintenance, on the walls and another regarding the washing machine) but i need advice on the inspection thing first, because i have the evidence to prove otherwise, so if they cant explain the exact time, i want to go for the jugular, in a fashion, as we dont want to be held responsible for abit of an unkempt family home (2 children btw below 5). is it unreasonable after nearly 6 years to expect us to have the house like it was on moving in? bearing in mind there's other issues that has us tied up on decor (damp from outside). im perturbed because both me and my wife are expecting the LL not to renew our agreement for another 6 months, an we cant afford the rent of somewhere else locally, let alone the cost of moving outside of our city for cheaper rent (as both of us cant drive).

well anyway, rant over, im just dumbstruck as to why were are getting hammered lately, i need some reassurance i guess, i dont scare easy but im scared for my kids no.... petrified, especially after getting them settled into a good school thats on our doorstep. we have nothing saved, an dont have enough left over to save after bills an living costs, moving would tear us apart, as it means i failed to provide for my family.

kind regards.

DottieDam

They shouldn't just be entering your house without permission. If it was me, I'd want 24 hours notice of the actual day they planned to arrive.

I'd love to stop by their houses randomly unannounced and see if their carpets are freshly hoovered.

AdrianC

How you keep the property while you are tenants is irrelevant. It's simply not their business.

The ONLY thing they can be concerned about is the condition at the check-out inspection, when you move out.


You do not need your tenancy to be "renewed" at all. Ever. Once the fixed period expires, you automatically move to a statutory periodic tenancy. Your landlord can give you notice, yes, but two months - and even that will be invalid if he hasn't got all his paperwork bob-on.

Morbier

The point of an inspection is not to rate your housekeeping standards, but to check the property itself is in the same condition (apart from wear and tear) that it was when you took on the tenancy. As long as this is the case when you leave the property, then how tidy (or not) you are before that doesn't matter. You have to be looking after the property in 'a tenant-like manner'.

My LL's LA comes and inspects every 6 months and she just glances into each room - that's all that's needed. We also get a written report.

mistertea

xVenTriSx wrote: »

whats odd about this recent inspection is that they did it when we were out

Change the locks immediately. Keep the original locks and re-fit them when you move out of the property. Tell your LL that any future inspections are to be agreed with you in advance and will be arranged at a time that is convenient to you, when you are home.

xVenTriSx

AdrianC wrote: »

You do not need your tenancy to be "renewed" at all. Ever. Once the fixed period expires, you automatically move to a statutory periodic tenancy. Your landlord can give you notice, yes, but two months - and even that will be invalid if he hasn't got all his paperwork bob-on.

As far as im aware, our LL does have his* pw in good order, its why he pays for a LA, they do keep a good track record (well, not of our mobile contact details despite calling them to change it on at least 3 occasions!). so we moved in, in feb 2013, we are due to renew in feb, providing our LL doesnt decide to evic or to not renew, so in essence, i can refuse to pay the fee and ontop could we even claim back the prior renewal fees? apparantly the fees are for the admin on the property and paperwork (IE: new tenancy agreement).

edit: him to his*

giraffe69

I thin as said you could not renew and go on to a periodic tenancy. If you are a good regularly paying tenant then the LL would be bonkers to want you to go. I don't think you have any chance of getting previous renewal fees back. It was something you agreed to at the time.
Meanwhile +1 for changing the locks (keeping the old ones) and requiring advanced notice of inspection.

Red-Squirrel_2

Can you speak to the landlord direct?

The agent is ripping you both off.

Charging the LL for inspections they aren't actually doing.

Charging you AND the landlord for renewing a tenancy completely unnecessarily when both of you would presumably be absolutely fine on a periodic as you don't want to leave and the LL doesn't want to evict you!

xVenTriSx

Red-Squirrel wrote: »

Can you speak to the landlord direct?

The agent is ripping you both off.

Charging the LL for inspections they aren't actually doing.

Charging you AND the landlord for renewing a tenancy completely unnecessarily when both of you would presumably be absolutely fine on a periodic as you don't want to leave and the LL doesn't want to evict you!

my guess is that, he would be inclined to be rid of us, as he would much prefer short term tenants willing to pay the higher rates, in our area rent has increased from around 590 to 850 in 5 years, making it a desirable high affluent area, our rent however has only increased marginally over the years. 700 is our cut off for affordability (even with us both working). i do speak to the LL directly. but hes gotten touchy over certain things he doesnt want to pay for. i mean i agree, he would be nuts to be rid of us its guaranteed income, we definitely dont want to move as our kids have only started school and have gotten settled at last, and for the most part, its close to both our work places. the only trouble weve had really, was when i switched companies we couldnt afford the rent one month, but we got caught up again in just 2 months.

shame on the fee's, shot down in flames.

Out,_Vile_Jelly

Your lifestyle is only of interest to the LL if it's likely to cause damage to the property (eg nicotine damage to paintwork from smoking, mould caused by never opening the bathroom window etc). The thoroughness of your hoovering and tidiness of your knickers drawer are categorically not relevant.

If the only issues from five years of inspections have been comments on housework, firmly suggest to the LL that inspections be made on a yearly basis from now on, at a time agreed with you well in advance so you can be present. Politely advise them to consider if they're getting their money's worth from an agent who regularly charges them for useless 1950s housewife gossip about how regularly you scrub your front door step.

A regular paying, trouble-free tenant is worth more to a LL than a churn of short-term potentially higher paying ones. The LA will prefer a high turnover as they profit from rip-off fees.

nrsql

I've just had some tenants move out. They've been there for about a decade.
I had to redecorate but the rent has been put up by £100 per month.
Probably a couple of months void - new tenants moving in.

I calculate it will take 3 years for the increased rent to cover the amount it has cost to change tenants, and that's assuming they stay that long.

Don't know why landlords make things difficult for good tenants.
By good I mean pay rent, don't annoy neighbours, don't damage the building and don't bother the landlord needlessly.
The odd few hundred expenses occasionally is worth it to keep the tenant happy.

If I was your landlord I would be telling the agent that this wasn't a problem apart from the yard which might be a concern to the neighbours. Would also tell them to make sure you were present for inspections and that they should be agreed in advance.