to find her chronically bad time keeping disrespectful

[Whirliwig72]

My landlady is very hands-on she manages our property herself and makes frequent visits to see us for house related matters (around twice a month on average). She rarely gives much more than a day's notice (which is a issue in itself) and is always, always at least 45mins late for her appointments with us. Often it's not too big a deal as we would be staying in anyway but sometimes we have stayed in especially or have worked around our own appointments to accommodate her. She'll also often cancel last minute which, after a frazzled hour of cleaning to get ready for her visit, is exasperating. She's always apologetic but the behaviour happens time and time again!

Am I being unreasonable to find her seeming disregard for our schedule really rude or should I accept that this us just her and let it go. I really want to have it out with her and tell her how her behaviour makes feel but my husband is trying to talk me out if it. It's always me that has to deal with her by the way!

All the legal stuff above (change your supplier, check your deposit is protected), plus start looking for another house. Landlords like this need to receive an economic signal to change.

Twice a month?

I've seen my landlady about four times in seven years - only then to be a tenancy witness for the frequently changing neighbours.

She never comes in.

It sounds like she is actually breaking the law. She had to give you a minimum of 24 hours notice to request to come round. You can refuse for any reason. If she turns up late and you are out, she cannot let herself in. In fact, I think if she turns up at the correct time and you're out, she cannot enter, unless you've specified that she can.

I don't knowif she is legally allowed to stipulate which energy supplier you ue, either. A rented home is still legally yours, it's not like you're living st home with your mum and she's coming in your room without knocking.

I thnk you need to talk to her about changing these bonkers clauses in your tenancy agreement. They are certainly not normal. If you had gone through a large letting agency, they simply sould not be part of it. These clauses are very obviously her way of being able to present 'legitimate' reasons to keep entering your premises. She should not be keeping boxes of personal property in your home, for example. For a start, she just doesn't need to. The stuff about maintaining the garden is bullshit too. It should just be part of your agreement that you keep the outside areas in good order. She sounds a bit too anxious and obsessive to be a landlady (and I say that as an anxiety and OCD sufferer!).

That is ridiculously intrusive. I would do one of the following:
Suggest a time once a month,same time etc to be available.
Suggest putting her items in storage so she can have immediate access as her regular visits are inconvenient.
Be out when she comes 2 mins late.

Whirliwig72

There is information on the CAB website about energy suppliers and renting:

www.adviceguide.org.uk/wales/consumer_w/consumer_energy_and_water_supply_e/consumer_energy_supply_e/problems_switching_energy_suppliers/can_you_switch_gas_or_electricity_supplier_if_youre_a_tenant_.htm

I would get out there so quick you wouldn't see me for dust

This woman obviously has issues with letting go of her property.

It's not fair on you at all.

A mate of mine got a flat, and he kept noticing things moving like curtains being closed, a cup that was on the coffee table being put in the sink... turns out his land lady was letting herself in! He only realise when he came home from work ill and caught her in the act

Move. Seriously. She doesn't see the house as your home, but as her second home/storage.

PASweetOrangeLurve no, any contract term stipulating a tenant cannot change supplier is not legally enforceable. You can't sign away statutory rights in a contract, those terms are just invalid.

www.energychoices.co.uk/guides/renters-switching-energy-supplier

As usual, a mixture of correct and incorrect advice - speak to Shelter.

This sounds awful. I rented my last house for 4 years. I met the landlords when we moved in and again when we moved out. Nothing in between. Once a month is far too intrusive.

Get some proper advice.