Nightmare with rented flat inspection demands due to Estate Agency total incompetence

il_padrino

My wife and I live in a rented flat. When we signed the contract 18 months ago we were told by the Estate Agent that they would inspect the flat every six months. We had our first inspection in April 19.  We told the agent about some issues we have with the flat and he promised to put them in his report for action. However we never heard from him or anyone else from the Agency.
 We had our second inspection in December 19 from an agent who had just joined  the agency. Again we repeated to her the list of the issues which had  by now become quite urgent. We were told that the previous agent had not filed a report and had now left. She promised that this time she would make sure that our issues would be reported and acted upon. However, this time  we sent her an email to confirm our discussion and detailing the urgent issues raised with her. However, we've heard nothing from anyone since then. My wife and I are in our 70's and in very poor health and, therefore, were not able to follow it up.

 We have just received a phone call from the Estate Agent wanting to come for another inspection. When we remonstrated that we had just had one only two months ago, the Letting Manager who called told us that the agent who came in December, who also has now left, never filed a report following the inspection!  The manager says that because they have no reports submitted after the inspections, she need to do an inspection to put her records straight. We mentioned the email we had sent to the agent last December with details of  the flat's urgent issues which had been discussed when she did the inspection. The manager said she cannot access it. So we are sending her a copy. But she insists she still needs to come for another inspection! 

Another inspection just two months after last because of the Estate Agency failure to do their job properly and Management's failure to supervise  is an intrusion on our privacy and our time. This lack of competence puts added stress on us as we both have serious health issues and are between frequent visits to hospital and GP.  We would like advice,please,  on what our position is regarding this ongoing mismanagement and imposition on our private life from anyone who has experience of this. Are they entitled to do another inspection so soon through no fault of ours?  Many thanks.

notrouble

1) instead of waiting for inspections and raising issues then, why are you not reporting issues properly, in writing, to the landlord, at the proper address provided for that purpose, as and when they arise?

2) and if no action is taken by the LL (or his agent), why are you not following up?

3) if you had an inspection 2 months ago, it is perfectly reasonable to refuse another now. If the previous inspector failed to write a report, that's the LL's problem, not yours, so

4) either be be nice/helpful, and allow a duplicate inspection, or

5) be firm but reasonable and write to the LL, copy the agent, explaining why you do not agree to a further inspection.

6) if you fear the agnt may ignore this and simply gain access anyway, change the locks. Keep the old ones to replace later.

* Repairing Obligations: the law, common misconceptions, reporting/enforcing, retaliatory eviction & the new tenant protection (2015)

theartfullodger

Write (yes WRITE! - keep copy ) to landlord (yes, landlord), copy agent a letter using Shelter's draft for reporting repair issues here...

https://england.shelter.org.uk/housing_advice/repairs/how_to_report_repairs_to_a_private_landlord

- and then follow the procedure if not sorted sensibly...

Artful: Landlord

AdrianC

Remember, the agent works for the landlord. Your relationship is with the landlord.

If you think the agent are incompetent, cut them out, and contact the landlord direct to tell them.

Having said that - if you want issues addressing, it's not unreasonable for the agent to want to come and see the issues, is it?