To not want my landlord round everyday this week

[lemondropcake]

Landlord text me yesterday and said she was coming round to prune garden and do other jobs in the garden. She said she will be round next week.
Today I came home from work to find she had let herself in and was in here for four hours!
I felt uncomfortable and couldn't get on with doing anything I wanted to do.
She tells me when she's coming and that's it she just let's herself in at any time. I'm on egg shells and wondering if she's going to be here every time I come home from work and even worse on my day off when I want to relax!

Facts.

Not all landlords in england need to be registered, depends on area. All landlords in Wales do.
Councils do not write letters to landlords reminding them of the law. Op is capable of that.
If contract unchanged and expired, op now on statutory periodic. All other terms apply.
Dead landlord - heirs or estate become landlord.

why can't you just text her and ASK what days/times she's planning on coming around?

that way you get to tell her 'that doesn't work for me/i'l be sleeping' etc etc

i'm not sure the LL would take any notice, Couldnt. She doesn't seem to give a hoot as it is.

This is frustrating to read. Why would you post basically the same thing 20 times in a row here , when you could contact your landlord and say: ''next week' is not clear enough. We love that you are doing work on the garden but we also enjoy living quietly in our house. Can you please give us a day and a time that you will be coming? We need 24 hours notice of this time and we will need to agree on the time. Obviously we will get back to you with whether this time works as soon as we can. Thanks! Lemon.

OP you have mentioned twice that your partner is worrying that you will lose your deposit.
You have been advised a few times that all deposits have to be protected in deposit schemes, specifically so that landlords can't arbitrarily retain deposits. If the landlord does not do this, they can be fined.
Have you taken that on board?

You also seem oddly concerned that your landlord "won't be happy" when you serve notice. I think this is a bit of a leap. Presumably, she will simply look for new tenants, and bear you no ill will.

It doesn't matter how the landlord feels when the tenant serves notice. Makes no difference.

I hope the op has read the bit about doing it properly . this is not the time to fart about with texts. Letter with proof of posting.

This thread is so frustrating. Every update is "she lets herself in, I'm not happy, she sat in my house for hours, she'll be unhappy once we give notice to quit".

OP, you have been told numerous times that what she is doing is illegal. She also cannot just keep your deposit for no reason. Woman up and tell her that she is not allowed access your home any longer.

Looked into the licensing of LLs and as specialsubject says it only applies in certain parts of England. Fortunately, the area that my property is in isn't one of them.

It's very possible that it's not an avenue that the OP can go down to stop her LL breaking the law, but it's certainly worthwhile checking to see if your area is covered by the licensing scheme.

However, as you've been told, your LL is breaking the law and you need to stop being so concerned with her, happiness and how things affect her.

You're renting your home from her, it's a business transaction, as long as you respect her property and pay your rent everything else, including her happiness, is not your concern.

specialsubject, my local council did write to my landlords. I was verbally and physically threatened and they refused gas safety and threatened to enter my home and assault me. I informed the council that I was soon to be homeless and to try and get a council house. I was allocated a housing officer who was exrremely helpful. They wrote to the landlord to tell them that they had researched and found not to be licensed, they needed to do a gas safety and they informed them of the correct procedure of evicting me. After I was found a new home the council also gave evidence against me not paying the remainder of the council tax on my previous home, which was successful. They were fined for not being licensed, not doing gas safety and were told them had to do it immediately or they were unable to lease the house again.

That is a huge number of breaches and the council certainly should have got involved - loads of law breaking. Helped by being in a licence area.

The ops landlord is harassing her, although we don't know if there are more breaches. However as op won't take even the initial recommended action I doubt the council will do anything. How would they know?