LL stating access will be given to contractor despite permission being denied

Utterlyconfused81

Apologies in advance, I have had a recent thread a few weeks back.  Wasn't sure to add to them or start a new one.  I'll link the older ones at the end for context for those who have the time to read my ramblings.

Short(ish) version.  Number of issues at the property, long standing, so much so I had to get the council involved, their private tenants department.  They issues a long list of items for the LL to resolve and provided a timescale for these to be done.  During which time, approx 10 visits from the contracting company, based 45 minutes away, have been given access without question.  During which time they have attended the property for mostly a few hours at a time, during which other works other than the main work they were here to undertake could have been done, this hasn't been the case.  On some days whilst here they've spent more time out getting supplies and then going for a 1hr 45 min lunch than they have done doing work.

Anyhow, we've heard nothing for 2 weeks until today when I was instructed, not asked, that they will come Saturday.  No mention of when, or what outstanding work will be undertaken nor how long they will be here.  LL has previously been advised on more than one occasion that weekends are really not suitable and I can accommodate the contractors during the week with a little notice.  I advised the contractor that sadly Sat was not feasible as we are out but if he could propose a time and date the following week I will ensure I am home to allow access.

This matter is complicated by the fact we have a dog, which the LL is aware of.  She is a rescue dog, and not overly fond of strangers therefore we need to be present when any work is done, which again was advised at the start of the tenancy.

The LL took exception to me messaging the contactor and told me that as they have provided 24 hours notice, as is all that is required by the TA, access will be given by them for the contractor to access the property on Saturday regardless of our response, citing 3 parts of the standard TA we have as there basis for this. 

Surely this can't be right, and nor do I want someone, who's not us, opening a door to a very busy main road with our dog in the property who will not react well to strangers entering what she deems her home.

Hopefully someone can advise. 

Thank you in advance. 

https://forums.moneysavingexpert.com/discussion/6403056/ll-refusing-gas-safe-to-test-boiler/p1

flower77g

the council ... private tenants department ...issued a long list of items for the LL to resolve and provided a timescale

So the LL will be trying to complete the long list of items by the date the council has given.  LL has given the required 24 hours' notice so is compliant with Landlord and Tenant Act 1985.  The tenant is likely responsible for the behaviour of an unattended dog.     

Utterlyconfused81

A few pictures to in order to give reference to our issues.  This is not a cheap property at all as it's deemed a commuter town to London by both Road and Train. The Below is what we had for over 2 months after telling the LL for 2 months prior there was a leak which she denied the existence of. 

The bathroom has since been almost fully refitted which took over 4 weeks.

The property was advertised and tenancy taken on "recently refurbished and finished to a high standard throughout" basis. 

Clearly a lie as the height of summer masked so may issue.   I will upload he pictures tomorrow of the newest issues. 

anselld

Did they ever find the leak?

silvercar

flower77g said:

the council ... private tenants department ...issued a long list of items for the LL to resolve and provided a timescale

So the LL will be trying to complete the long list of items by the date the council has given.  LL has given the required 24 hours' notice so is compliant with Landlord and Tenant Act 1985.  The tenant is likely responsible for the behaviour of an unattended dog.     

Agree with this. You have rightly involved the council, the landlord is now under pressure to complete the work. Onus is on you to facilitate access. The law requires you be given 24 hours notice and this has been done. Deny access and you risk the landlord going back to the council and complaining that the tenant is denying access.

How would you behave if you were an owner occupier? You want the work done asap and the contractor says the best time for him is Saturday. You’d make sure your arrangements allow access. 

[Deleted User]

The contractor is offering Saturday and presumably there is not an alternative. Usually if you cant be present then the visit could be facilitated.  So of course the landlord is going to push to get the work done. 

diystarter7

silvercar said:

flower77g said:

the council ... private tenants department ...issued a long list of items for the LL to resolve and provided a timescale

So the LL will be trying to complete the long list of items by the date the council has given.  LL has given the required 24 hours' notice so is compliant with Landlord and Tenant Act 1985.  The tenant is likely responsible for the behaviour of an unattended dog.     

Agree with this. You have rightly involved the council, the landlord is now under pressure to complete the work. Onus is on you to facilitate access. The law requires you be given 24 hours notice and this has been done. Deny access and you risk the landlord going back to the council and complaining that the tenant is denying access.

How would you behave if you were an owner occupier? You want the work done asap and the contractor says the best time for him is Saturday. You’d make sure your arrangements allow access. 

Hi

Very politely put.

TBH, I was quite angry when I read this post and as I read it I was saying, don't post on it.
You have saved the days with a very reasonable and diplomatic post.

Thank you.

macman

If you don't have access to a fully functioning bath or shower then the LL should be rehousing you for the duration of the work, at their expense. If the dog is permitted under your AST, then they need to rehouse the dog too...
I don't know how much else of the property is affected, but it looks like the work is widespread.
Sounds as if the contractor is billing on an hourly rate and so stringing the job out intentionally.

propertyrental

You could change the locks and deny access on Saturday, but you'll just open a new can of worms. Contractor might not come back for... who knows how long and LL will as suggested earlier complain about you to council. He'll have to in order to protect himself from missing the deadline they've set him.

Either change your plans and stay in, or provide contractor with key and take your dog out.

DE_612183

I'd want the work sorted asap - someone coming on a saturday when the world cup is on and near christmas - I'd be just grateful they were there and would do anything to make the visit easier.

take the dog out - or be there - your choice.

Norman_Castle

I'd be annoyed if they were turning up when it suits them and only doing a small amount of work. There's clearly quite a few days work there and no obvious reason they're not getting on with it. Presumably prioritsing other, better paid work. Has the landlady pushed them for a low price which they've agreed on the understanding they'll do this between other jobs? Very unfair of the landlady as they're not living like this.  Ask for a rent reduction until the property is in an acceptable state. You probably won't get one but it might prod her to get the work finished.