Letting agent inspection

Jami74

I have a letting agent inspection. Does anyone know the specifics of what they are looking at? I've lived here for 15 years and each time I feel more stressed and anxious about it. Is there any particular thing I should make sure to do?

I have scrubbed all the windowsills and hoovered all the corners. The walls are dirty but it's the wrong time of year to repaint and there are leaves all over the garden. To be honest I've never raked the leaves up but even if I wanted to the garden is too soggy at the moment. The hedge is a bit overgrown too.

Previous feedback from them has included a request to clean the grouting and a request for us to wash the front of the house (the grouting is clean but haven't washed the front since summer). Nearly always get left a leaflet on condensation but have a de-humidifer and some of those aero 360 moisture absorbers too and the windows are all dry. If I wasn't working so many hours I most certainly would do more cleaning. It's generally tidy and I have the windows open every day so I don't think it smells bad. I don't grow weed although have bottles of alcohol for Christmas presents which might look a bit excessive.

canaldumidi

Jami74 said:

I have a letting agent inspection. Does anyone know the specifics of what they are looking at?

That really depends on the LL or agent!

But how a tenant chooses to live, what level of tidyness or mess they choose to live in, even their level of hygene is really an entrely personal decision by the tenant. The LL cannot dictate lifestyle choices on the tenant! Ultimately, the LL can only impose 'penalties' at the end of the tenancy if the tenant has caused damage, or left the property in a worse condition than it was at the start.

Ideally, the LL/agent should be looking for things that they need to recify. If something is broken through wear and tear, the agent should note it and arrange repair. If tiles have slipped off the roof, the LL should send a roofer round. So the LL/agent should be asking the tenant for a list of things that need doing!

Sadly, many LLs, and even professional agents who should know better, seem to think it's their job to critisise the tenant if the carpet needs hoovering or the washing up has piled up. Frankly if that's what you are told, just tell them to mind their own business and fix the central heating!

Of course, there is always the risk that a LL might decide not to renew a tenancy (if the fixed term is coming to an end), though evicting a tenant who is otherwise paying rent regulary is not in the LL's best interests.

Certainly it would be madness to evict a tenant after 15 years of regular rent, with the inevitability of a rent-free void between tenants, and the risk of an unknown next next tenant.

theartfullodger

As above.  Provide list at start of what needs fixing and request plan for sorting.

TheJP

Keeping the place tidy is a norm and by that i mean run the vacuum around once a week, clean the bath/shower area and general cleanliness in other rooms. Just as you normally would, however when i rented i put a little more effort into the cleaning when i had an impending inspection.

Give the grout a scrub but if it doesn't clean then it may be time the LL had the grout re-done. Clean the front of the house, what do they mean? Is it rendered and covered in dirt? If so that's certainly a LL job. Do they mean the windows? If so ask the local window cleaner to come every 8 weeks which is likely to be £5-7 per month.

I agree with others, make sure you have a list of things for them to inspect and rectify also. 

lookstraightahead

As they're coming round, make a list of what you need them to do.

Jami74

Thank-you everyone.

If we moved out they'd have to put a new kitchen in, upgrade the electrics and would probably install central heating. I imagine it is in the landlords best interest to keep us although if all those things were done he could charge higher rent. The front of the house is plastic (wooden frame, plastic on the outside, plaster board and wallpaper on the inside) so gets grubby over the course of time. It's not a difficult job, just needs a warm dry day. Obviously the carpets are quite worn and grubby but I'm reluctant to replace them because we're on a rolling tenancy so only ever a couple of months away from eviction. 

My plan is to buy my own (brick) home in 3-5 years time so just have to keep them happy for a bit longer.

TheJP

Jami74 said:

Thank-you everyone.

If we moved out they'd have to put a new kitchen in, upgrade the electrics and would probably install central heating. I imagine it is in the landlords best interest to keep us although if all those things were done he could charge higher rent. The front of the house is plastic (wooden frame, plastic on the outside, plaster board and wallpaper on the inside) so gets grubby over the course of time. It's not a difficult job, just needs a warm dry day. Obviously the carpets are quite worn and grubby but I'm reluctant to replace them because we're on a rolling tenancy so only ever a couple of months away from eviction. 

My plan is to buy my own (brick) home in 3-5 years time so just have to keep them happy for a bit longer.

If it were me id have moved out long ago, this house sounds like a shed.

canaldumidi

when you say 'upgrade the electrics, do you mean add extra sockets, or are the electrics dangerous? When was the last EICR inspection, and what did it say? Since 2019 it's been a legal requirement.

Jami74

TheJP said:

If it were me id have moved out long ago, this house sounds like a shed.

Yeah, well it's pretty cheap for where we live and moving is expensive. 

canaldumidi said:

when you say 'upgrade the electrics, do you mean add extra sockets, or are the electrics dangerous? When was the last EICR inspection, and what did it say? Since 2019 it's been a legal requirement.

When we had our meter exchanged so we could have a smart meter and pay by direct debit the person who did it said the electrics were very old. The storage heaters are very old and not very efficient and the light fittings downstairs are the sort that need lots of bulbs like a chandelier. Apparently it's all safe though.

canaldumidi

Jami74 said:

TheJP said:

If it were me id have moved out long ago, this house sounds like a shed.

canaldumidi said:

when you say 'upgrade the electrics, do you mean add extra sockets, or are the electrics dangerous? When was the last EICR inspection, and what did it say? Since 2019 it's been a legal requirement.

When we had our meter exchanged so we could have a smart meter and pay by direct debit the person who did it said the electrics were very old. The storage heaters are very old and not very efficient and the light fittings downstairs are the sort that need lots of bulbs like a chandelier. Apparently it's all safe though.

When was the last EICR inspection, and what did it say? Since 2019 it's been a legal requirement.

https://www.gov.uk/government/publications/electrical-safety-standards-in-the-private-rented-sector-guidance-for-landlords-tenants-and-local-authorities/guide-for-tenants-electrical-safety-standards-in-the-private-rented-sector

Sorry - 2020.

Jami74

The last time I mentioned the electrics they said they'd sent a copy of the EICR and got quite shirty as though I was accusing them of something. I don't really find the letting agents to be very friendly and don't like drawing attention to ourselves. I think once we hear back about this visit I will ask if they can send me a copy of our most recent contract and the EICR. Although to be honest if we can just stay here for another couple of years without a big rent hike or confrontation I'll be happy.

Edited to add: Actually I think it was after the EICR check that they put a new light in the bathroom.