To refuse permission for this inspection of my home to take place?

[tenantatendoftether]

In the 24 months that the inspection schedule has been running since I moved in, the agent has failed to turn up five times and rescheduled, meaning that I have prepared for 13 inspections in that time. The most notice I have had that they weren't coming is half an hour, and that was only once. Of those that have gone ahead which I have been present for, on one occasion the guy turned up three hours early and on another one hour early. Twice he made verbal comments about my housekeeping. He didn't put either in his report - probably because he knew he wouldn't get away with it as my housekeeping is fine - he was just asserting his position.

This most recent one they have cancelled twice with no notice. I emailed one of the directors to say how unsatisfactory the situation was and that I do not think the inspection should be rescheduled yet again but just written off.

She refused to do so and now I've had an email from the person who does inspections giving me a third date.

I have prepared for inspections on average every eight weeks for two years. It is not my problem if the agents failed to turn up for appointments that they themselves have made. Wibu to refuse permission?

[purplefishy]

Speaking as a landlord yes I would want to know as they may be completely unaware of it if it's managed by a agent as prom pervious experience of letting agents some have poor communication.

I think that is excessive and I can't understand why your having so many.

I self manage now and to be honest so what if it's a bit untidy, as long as it's not damaging the fabric for f the house there is no issue.

But I'm pretty laid back, despite getting my fingers burnt. I don't do "inspections" as such. Yearly I attend for the gas safe and test the smoke alarms and I notify the tenants for peace of mind the plumber will do a quick check of all radiatiors and he reports back if there are any major issues. There haven't been.

I also attend the property if any issues crop up.

One lot of tenants I had were royaly messed about by the agents at the end of there tenancy, I wasn't informed until it was too late but the had 20 viewings within a month and 15 no shows last minute. It's unexceptable and I changed agents after that.

I would email and copy in the landlord as these checks are excessive and unless there checking up on you for previous issues I cannot understand why they are doing it

[EnormousTiger]

I've let properties before without an agent and he does have my views if he needs them. I think he will be moving into the property later this year anyway and the tenants seem fine. In a sense when he turns up to do repairs etc (or when we removed the sofa) it was a kind of inspection as we were inside and could see they were looking after it well.

My daughter is always having people in to her place to fix things when she isn't there as she has nothing much to steal inside. However not everyone has the same laid back view about that kind of thing.

[Gabilan]

surely most people would want to be present when there is someone inspecting their home

My landlady and landlord are currently having an extension put on the outside of the house. They frequently request access and I could not possibly live my life around it or be there. They couldn't make it any clearer that this is a very temporary home for me. I can't remember the last time I had quiet enjoyment and in fact don't think I have since they bought the property 18 months ago. They're a fucking nuisance, despite being nice people, because they just don't seem to get that the occasional bottle of wine does not make up for the fucking annoyance. And breath.

Anyway OP I get where you're coming from in terms of the annoyance and inconvenience. I would be inclined to take time and date stamped photos of the property on the morning an inspection is due. If they don't turn up send the photos. If they do and make a false report of damage or something, you'll have the photos as proof they're lying.

[Floridasunset]

I would want to know if the LA was bothering my tenants.
That said, I don't do official inspections as my tenants have been there a few years and look after the property well. We go round once a year to discuss the AST as they like it to be renewed rather than a rolling contract, exchange Christmas cards and have a cup of tea. They text me if there is ever a problem and we usually get round there the same day to sort it.
Inspections every 3 months seems excessive.

[MongerTruffle]

You shouldn't need to "prepare" for inspections. It doesn't matter whether the property is a tip; they're looking for whether you've damaged the property (or anything that came with it) or if they need to fix anything.

[Sunnyshores]

Tiger I really would encourage your son to do inspections. Going through an agent could also be a good idea for his first year of being a landlord.

[Cherrysoup]

Contact the ll direct. I'd be fuming if my tenants were being put through this, it's not fair. You are well within your rights to refuse to let them inspect while you are not present and I would expect my tenants to choose to be there. It's their home, they shouldn't have someone there whilst they're not.

[viques]

Enormous Tiger, would you be happy to give your door keys to someone in order that a total stranger could turn up and poke about in your house whenever they wanted and write reports on you? no, me neither, and I bet the OP feels the same.

[specialsubject]

what an inspection should be looking for:

• property issues; leaks, damp, breakages, things falling off (especially after windy weather). Yes, tenants should report this kind of stuff but not everyone does, or notices.
  
• regarding the tenant - property ventilated/heated and not mouldy. Evidence of occasional housework. No piles of rotting food smeared on walls and floor. No huge piles of rubbish outside. No signs of drug dealing, electrical tampering etc (it was so much fun to clear all that up...)
  

in short, living like a normal human being.

toys scattered about, clothes not put away, possessions everywhere - that is not the landlord's or the agents business as they do not affect the property.

and the inspection is done at a mutually agreed time, not when the agency feels like it.

[lalalalyra]

Please tell your landlord. I had no idea that my LA was messing about my tenant until after my tenant had left. I got rid of the agent, but still had to find a new tenant.

Also, in your email/letter write down all of the dates. It can be an eye opener when someone actually details the fuckups. "The LA has cancelled on numerous occasions" will make the LL think 3/4 times and although that's not good it's not as bad as a long list of dates.

[EnormousTiger]

My son is a new land lord and he isn't planning inspections at all and hs is not using an agent to manage it as we don't want that person in between. In fact he and I went round there at tenants' request to remove a sofa ourselves (good for my arm muscles).

Could you not leave the keys at the agency so they can go round when they actually manage to get round to sticking to a time and then you won't have to wait in or take a day off work? Could you bill them for lost wags for all the times they have missed the arranged time?

People are so very unreliable. I had a workman last week due at 8am and he turned up at 10.30am - probably his office had not given him the right time but that almost feels like a theft of over 2 hours of my time hanging around. At least he turned up I suppose.

[BarbarianMum]

Tell your landlord cause you can be sure the agency won't be saying other than you are being obstructive.

On a separate note 8 weekly inspections sound totally exessiveand not compatible with your right to quiet enjoyment of your home. In my properties we inspect at3 months, then again at 9 months and then annually from then on (and at the end, obviously).

[HelenaDove]

A lot of HA tenants go through similar with loads of no shows and rescheduling of gas safety checks.

Its ridiculous.

[tenantatendoftether]

Sorry in case it wasn't clear there was one inspection that they didn't show up for. That was then rescheduled for the difficult week, and again they didn't show up and have now sent me a re-rescheduled appointment.

[tenantatendoftether]

Thank you for all of the responses btw - it helps to know that others think this is out of order. Sunnyshores no there has never been a reported problem from any of the inspections - just that guy making comments and as I say none of them made it onto the report. I have complied with every date they have given me and have stayed up late the night before making sure everywhere is clean and hoovered and all the toys are put away etc and I really do feel that enough is enough.

This last inspection that ended up being cancelled came at a particularly difficult time in that I was working long days which meant my family were helping but there was also a family crisis and another difficult family matter to attend to, my kids and I were literally here there and everywhere both emotionally and physically (think travelling hundreds of miles and being very distressed) and in the middle of all this was this rescheduled inspection. So I think well fuck it, the timing sucks but I'll just do the tidying and cleaning and get through it somehow and at least with everything else that's going on that's one thing off the list that I don't have to think about for three months.

And then they didn't show up and have now tried to reschedule. And I get that my personal life doesn't come into it but dammit tenants do have personal lives and we can't all be sat waiting around for these clowns to find their arses.

[tenantatendoftether]

I've stopped taking time off work as I can't really afford to do so for this and particularly when they don't show up - I need all my leave to cover school holidays. I did point out to the director in my email that them not showing up meant I lost leave for no reason and her response was that they say in their letters that I don't have to be present.

Which I guess yes is true but surely most people would want to be present when there is someone inspecting their home.

[manicinsomniac]

That sounds ridiculous. Have you had to take a day off work every time?

I'd be tempted to say, 'look, the key's in the shed. If and when you can be bothered to show up, knock yourselves out, but I won't be there to show you round.'

[Sunnyshores]

You should let the landlord know that you are being inconvenienced - he will not want to lose you lettng agent wont give a damn if you leave. At the same time ask if inspections could be 6 monthly. Again as a ll I think 6 month inspections are fine (for most tenants and most houses) especially as youve alreadybeen living there problem free for 24 months.

[LRDtheFeministDragon]

At this stage I would just say now. Eg:

Dear [name],

I am writing about your request to inspect my home, [address], at [date]. I am aware that inspections are important and we have always tried our best to accommodate you, and were ready for visits on [dates]. These were cancelled through no fault of our own. Unfortunately, it will be impossible for us to accommodate you on [date planned]. As you will know, we have a legal right to quiet enjoyment of our home and we are entitled to refuse visits. We suggest that [dates and times] might be convenient for us, and could reschedule for them.

Best,

Tenant.

[InTheDessert]

I would be furious if the managing agent were treating our tenants in this way, and would certainly want to know (that said, I don't know that our tenants could get hold of me other than through the agent - I certainly couldn't get hold of them other than writing to the address).

I also don't see wether you have hoovered that day or not is relevant. So long as the house is not more than a week dirty, and the fabric of the house is being cared for (no mould, grass not knee high, o dammaged and bashed walls /doors etc) I really couldn't care less if the breakfast dishes have even washed.
I hope our agent isn't causing this level stress for an inspection?. That said, living 5000 miles away, it is very reassuring to receive the reports.

[Okkitokkiunga]

I'm a landlord (and a tenant). We do pay the agency a small fortune to manage the property for us. I would most definitely want to know if they were mucking my tenants around. Unhappy tenants lead to quick turnover of tenants, which can result in the property being empty for periods of time. So I would want to know from the perspective of I want my tenants to be happy and I don't want the agency costing me even more money. Very definitely go through your contract with a fine toothcomb.

As a tenant, we have been in our house for a few years now and have inspections every 3 months. It is a relatively new house and there are always no problems. I have just requested that we move onto 6 monthly inspections which the landlord agreed to with no problems.

[scaryteacher]

I like my property to be inspected every quarter. just because it is older and any nascent problems can be nipped in the bud if identified early enough.

I an only concerned with the fabric of the building, not with how tidy you are, as I am no great shakes in that department myself. Whilst washing dripping over radiators would worry me, as would inadequate heating and ventilation, how much washing up you have in the sink isn't a bother.

I would be very cross with my agents if they were dicking my tenants about like this, and would want to know as well.

[tenantatendoftether]

MrsTwix I honestly don't think there is a problem with my housekeeping anyway as it would have gone on the report if there was and also as his comments didn't related to cleanliness. He was basically being an arsehole and throwing his weight around and on the third occasion he did actually turn up I had a friend with me and hey presto no comments.

[tenantatendoftether]

The reasons for cancelling are: staff sickness (twice); not having the keys (!) once; "forgetting" (!) (once) and also no reason given.

[specialsubject]

I am an evil bastard landlord ( mn rules - no other kind) and yes of course i would want to know.