Landlord inspection...

dbmzk1 · 15 Sep 2012 at 12:02

Hi,

Got a letter this morning saying my regular (3 months ish) inspection by my landlords rental agency is due, but this time it's different.

As part of our full stage-management service, as you are aware, we carry out the regular inspection of the property and would therefore like attend in the afternoon of the 18 September 2012.

We do have a set of keys to the property and therefore, it is not necessary for you to be in attendance. If there are any matters you wish to bring to our attention, perhaps you could either leave details in an obvious place or contact us before hand.

Due to the high volume of managed properties we now arrange property inspections in blocks specific to areas. If you wish to change an appointment date, we will have to revisit that area and therefore will now have to enforce a charge of £20.00 plus VAT.

If you do have an e-mail address, we would be grateful if you could kindly furnish us with this to speed up communication between us.

Assuring you f our close attention at all times,,

Yours sincerely,

I do not want them walking round my home without me present, especially when there has NEVER been an issue in the 5+ years I've lived here. I've always arranged my appointment with them to be when I'm in. Can they do this? Doesn't sound right to me.

Adam_151 · 15 Sep 2012 at 12:12

Is there anything in the contract you signed about this £20?

If there is, then you are probably onto a a dead end.

But if not, tell them that the appointment they have suggested is not acceptanle and point out that if they wish to make an inspection then that is there perogative, subject to a mutually convieninet time, however that must be done at their cost. Offer to bill them £20 for reading letters trying to pin further speculative costs onto you.

aardvark · 15 Sep 2012 at 12:19

they don't get to dictate this - you can insist that they can only come at a convenient time to you and that you must be present. the law is on your side.

marmalade · 15 Sep 2012 at 12:20

It will or should be in the contract. If I had a tenant that made difficulties I would terminate the contract - I assume your lease has ended and that you are on month to month IE you must be given 2 months notice the landlord 1? Naturally one loves good tenants but good tenants are open to reason. It is never a good idea for a "Landlord" to inspect the property without the tenant.
Regualar inspections by a council or housing societies would be an excellent idea - it would release social housing to those that appreciate it

dbmzk1 · 15 Sep 2012 at 12:22

It's in the contract that they will do inspections, but nothing about the fee for changing an appointment time, that's new.

I do not want them in my home without me being there, unless there an emergency...

aardvark · 15 Sep 2012 at 12:33

dbmzk1 said:
It's in the contract that they will do inspections, but nothing about the fee for changing an appointment time, that's new.

I do not want them in my home without me being there, unless there an emergency...

they cannot enter the property without your permission.
i don't know the legality of them charging you - i don't think they can do that but i'm not sure.

Adam_151 · 15 Sep 2012 at 12:35

dbmzk1 said:
It's in the contract that they will do inspections, but nothing about the fee for changing an appointment time, that's new.

I do not want them in my home without me being there, unless there an emergency...

Tell them what times you are available and that they must visit at a time thats convieninet with yourself, and that they may not charge you for doing so, and that you'll be keeping a copy of this communication on file and that any attempt to gain this fee through deductions from the depost will not generally endear their professional image

dbmzk1 · 15 Sep 2012 at 12:35

aardvark said:
they cannot enter the property without your permission.
i don't know the legality of them charging you - i don't think they can do that but i'm not sure.

I know that, but if I refuse I'm in breech of my tenancy agreement am I not? Do I have the right to demand they come at a time suitable to me?

Adam_151 · 15 Sep 2012 at 12:37

dbmzk1 said:
I know that, but if I refuse I'm in breech of my tenancy agreement am I not? Do I have the right to demand they come at a time suitable to me?

You have the right to negoiate the time to one thats acceptable to yourself, and in the absense of anything in teh contract specifically accepting it, they cannot charge you anything for this

aardvark · 15 Sep 2012 at 12:42

dbmzk1 said:
Do I have the right to demand they come at a time suitable to me?

yes you do, as long as you are being reasonable and give them times they can come (only refusing them entry at any time would be a bad idea).

you are paying them to live there and that gives you certain rights - they can't bully you or terminate the contract for being reasonable - any visit must be at your convenience.

dbmzk1 · 15 Sep 2012 at 13:07

Don't get why they have to come every 3 months either, might ask them to make it 6 or 12!

Nexus · 15 Sep 2012 at 13:31

dbmzk1 said:
Don't get why they have to come every 3 months either, might ask them to make it 6 or 12!

Surely its their prerogative to be able to come whenever they want to run a check, provided its arranged beforehand, and not with a silly fee.

Ultimately though as its an agency, they are likely doing so because they want to show the landlord that they are actually doing something for their managing fee.

MrMoonX · 15 Sep 2012 at 16:26

Lol agency charging for this, tell them to come when you say! They can't force you to pay a charge that's not in the contract

NiCkNaMe · 15 Sep 2012 at 16:36

Never heard of a rental property having to have the house inspected every 3 months, that's mad. Like your mother checking your bedroom :S

DanielMMS · 15 Sep 2012 at 16:36

No idea how anyone can be advising you on your "rights" in this instance without knowing the wording of your tenancy agreement as regards access. You need to pull out the contract and see what it says. Post the relevant section here.

NiCkNaMe · 15 Sep 2012 at 16:36

And drop them a line telling them they need to cut back on the number of property's they are managing if they can't deal with it.

billyboyd · 15 Sep 2012 at 17:03

NiCkNaMe said:
Never heard of a rental property having to have the house inspected every 3 months, that's mad. Like your mother checking your bedroom :S

I agree, I rented a bungalow in the early 90's and and in the 3 years I was there never had one inspection.. Nice place it was too.

garak112 · 15 Sep 2012 at 17:05

DanielMMS said:
No idea how anyone can be advising you on your "rights" in this instance without knowing the wording of your tenancy agreement as regards access. You need to pull out the contract and see what it says. Post the relevant section here.

A tenants right to quiet enjoyment of their property is protected under law and cannot be removed by any of the terms and conditions in a tenancy contract.

Subject to subsection (3B) below, the landlord of a residential occupier or an agent of the landlord shall be guilty of an offence if—
(a)he does acts likely to interfere with the peace or comfort of the residential occupier or members of his household

Your letting agent/landlord cannot enter the property without your permission and cannot charge you for exercising your legal right to deny them.

Collider · 15 Sep 2012 at 17:14

Assuring you f our close attention at all times,,

Slightly ironic spelling error on their part.

Advise them you need a time that suits you and do not wish to pay a fee..we have tenants in properties that are managed and I'd be unhappy to see the agent send a letter like that.

-Ad- · 15 Sep 2012 at 17:17

Tell them you are charging them a £20 fee for the wear and tear that shall cause on the flooring as they come in to inspect, which will also include the cleaning of the dirt they bring in on their shoes/socks/feet.