To refuse to accommodate house viewings

[Cornball]

Hi all, I'd like some opinions on whether I'm BU or not. I'm relatively new to renting and don't want to be a pain for anyone - but I feel pestered to death!

We gave two required months notice to end our tenancy, there's 5 weeks to go, and every couple of days I'm getting texts or emails from the letting agent to request viewings. Initially they were asking less that 48hrs in advance, for example on a Saturday evening for Monday morning and its just not doable to rearrange work etc to accommodate them. I sent an email explaining viewings are more than welcome and I want to be as accommodating as possible but need reasonable notice to allow us to organise one of us being in.

It improved slightly with the notice but they're still arranging them constantly, this week they've arranged a viewing Monday, Wednesday, two Thursday and one Saturday. I am sick of trying to rearrange and I don't think the agents communicate because I often have to reply twice to different people.

Last week I rearranged a viewing with one agent because I said it wasn't suitable, then on the day another turned up with said viewing, we weren't in but the neighbours saw the agent knock then try to enter anyway - without permission. I later got a text saying that viewing had cancelled and moved to x date.

I'm fed up of it, we're so busy and this feels unreasonable. I understand they don't want the flat to be empty but would I be fair to say this isn't working and you can do viewings one day per week only, and with reasonable notice?

I cancelled an appointment last week to be in for them and they cancelled an hour before. This is still our home until we leave and I can't do five more weeks of this.

What would you do?

vic I think it's clearly stated several times, if you RTFT, that I'm very accommodating, most would have told them to get lost before now.

I'm assuming you're a landlord. But sorry, from a human with morals, if someone viewing it stands in front of me and directly asks me a question I'm not going to lie. They ask about damp because they can see it, they ask if it's cold in winter, about the neighbours. Some answer's are "yeah that's great" and some are "well we've had a bit of an issue with that". I haven't once began sounding off all the issues for the sake of it, I've only mentioned anything when asked. And will continue to answer honestly!

Especially when it's a dad with a toddler on his hip asking about mould because he's concerned, lo siento...

Landlords have to base their income calculations not just on rent but the need to maintain a property and with the assumption that that 2 months a year the property will be empty.

Everyone assumes landlords are loaded but you have no idea about the landlord's circumstances. Just as the LL has no ide about the teannt.

That is not the Ts issue and should never cross their mind. They pay their rent on time nd act "in a tenant like manner" That's it!

The LL has to sort out their side of the business deal, including being financially stable enough to afford being a landlord in the first place. Anyone who is not able to carry a forseeable void at the end of tenancy has no business being a landlord. "Accidental Landlrods" don't exist, just ones who didn;t do their homework and make a better decision! Especially these days with the new laws in place that make it even harder for them to break even during a void!

And I say that as one whose business relies wholly on LLs being able and willing to afford my services!

The agent will already have a key. They all do for all of their properties. As does the Landlord (homeowner)

And, as we have seen, this LL is absent and has a contract that is not all above board!

The contract isn't allowed to override your right to quiet enjoyment of your home. That's an unfair and unenforceable clause.

Stick to what you said upthread - give them 2 fixed slots and they can arrange viewings for those times. That is facilitating viewings without destroying your life. You don't even have to go that far but it's ok to do as a kindness.

You are quite right to want to be there for viewings. Your reasons for wanting to be there are reasonable and if you give the agents the keys they will utterly take the P even worse.

I think it’s weird you wanting to be there. When I’ve bought and sold an agent has nearly always done the viewing whilst the owner is out and I’ve always left the agent to it. Much simpler that way

The agent will already have a key. They all do for all of their properties. As does the Landlord (homeowner)

Not if the tenant has (sensibly) changed the locks. I did on every home I ever rented.

It seems weird not to be there at viewings, rather than insisting on being there. Strangers, including LAs are traipsing through your home, with access to all your belongings. And as others have said, there is no insurance payout if anything goes walkies.

Eveyone assume landlords are loaded but you have no idea about the landlords circumstances
As a landlord myself, I can honestly say I couldn’t give a flying fuck. That isn’t ops problem.

You say you keep getting bitten. I had no idea woodworm could bite. Ewwww. Have you complained? You should complain. If you don’t complain, you could be charged for not pointing out the problem. Something like this will be harder to prove it was glossed over before you moved in as you’d need to pay some kind of environmental health expert for it to be assessed iyswim.
It sounds as though you’ve had a lot of problems. As the owner isn’t really dealing with major issues and painted over the potential woodworm / had a dodgy boiler installation, I’m wondering if they got things done on the cheap.

As you want to rent now or in the future you may need to keep the agent on side to a certain degree for a reference.

ThereIs
Tenants must not change the locks without the lls permission.

Tenants must not change the locks without the lls permission

That’s not true. As long as they retain the original barrel and put it back (without any damage) tenants can change the lock

As Lyra said that's not quite true. There's an additional note about it having to be done with 'reasonable cause' and without the intention of premanently depriving the LL of access. OP has reasonable cause and, if she repalces the original lock before she leaves, all is well!

www.landlordlawblog.co.uk/2016/10/18/tenant-penalties-breaching-tenancy-rules-changing-locks/

Explains it fully, pros and cons... and the details of how to make sure you do it wthout breaching the contract - which wouldn't bother OP anyway, as she is already out!

We did change the locks so only we have keys but have the other lock to put back when we leave and for inspections. And it's a good job because they would have been in the day they tried the house was a cluttered mess and I'd done a big wash so underwear hanging everywhere too 😆

I wasn't sure where we stood re locks, they know we changed them but haven't mentioned it. After they text about the viewing cancelling and moving to another day I emailed back to make sure they knew we didn't have any bookings that day. They've never mentioned the locks I think because she tried to get in, knows she shouldn't have and doesn't know that we know.

If you are in a FT term contract with no break clause then the only way you can legally end the tenancy and liability for rent) is with the LL's agreement if you wish to end the tenancy early Therefore the contract is correct. It is not "overiding the law" as some posters are suggesting.

If you wanted to leave at the end of the fixed term, then you would not normally be required to give any notice.

Most contracts have a clause regarding viewings such as yours and again this is perfectly acceptable. It does not mean that you have to allow viewings -even with notice -you are within your rights to decline these as you have exclusive possession of your property until the tenancy ends.

What it does mean is that if you refuse the viewings and therefore it takes the LL longer to get new tenants and therefore lose money-this clause allows the LL to try and recover the costs of this loss from you. That is why it is there.

This doesn't mean that they will-just that they can. However you are being very accommodating so I doubt that would happen as you are being "reasonable" which the law generally favours.

Just wanted to tell you your rights with regard to the law as there is some wrong advice on here.
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Cornball
I’m correct about not changing the locks as it is generally a breach of a clause in your contract. As standard my tenants aren’t allowed to change the locks. It is written in the contract. However I wouldn’t enter the premises or allow the agent to do so without the tenants permission. But seeing as the agent has said nothing and tried to access the property, it doesn’t look as though you have much to worry about. When giving a reference, the agent may inform the next agent you did this without permission. So perhaps you could preempt this by asking their policy on entering the property without permission as this is something that happened in your last property and let them fill in the blanks.

Lyra
I may not know all of the rules regarding tenancies. But I wish people wouldn’t make untrue statements as though they were fact. It’s pretty standard not to allow changes to the property including changing the locks. Curious has quoted one source. Here’s another www.propertyinvestmentproject.co.uk/blog/my-tenant-has-changed-the-door-locks-can-he-do-that/

Op I totally understand you not wanting viewings in your absence. You can’t spend time every single day locking away everything you consider valuable ‘just in case’ a viewing and/or random unannounced viewing takes place.
I’m selling a house at the moment and totally understand not being there for sale viewings and I haven’t been - but I specifically did not instruct the agent who said ‘we’ll have an open day and pack them in and panic them all at the level of interest’ etc etc. No problem with estate agent accompanying single visits and they’ve done all the due diligence and I’ve known who is visiting and what there position is etc etc.
With rental viewings it’s really different and you don’t know who people are etc.
I too think you ah e been remarkable accommodating. If I were you I’d keep an informal note of visits you’ve been there for (and if possible how many calls texts emails you’ve been fielding) in case there is any difficulty with ll re lost income as mention a few posts above.
Good luck op.

I'm a landlord. If I'd been given notice by the tenant I'd expect them to accommodate viewings. I would also expect that they would have limited times per week that this would work for them and I'd have to stick rigidly to that and work with them.

I hate agents though, they are often either really officious or really lacking in care. I stopped using one to manage my property and have a much better relationship with my tenant now.

I hope you get a plan in place that works well for you OP

Doesnt matter what contract says you can refuse viewings. We did after we found one agent in my underwear drawer. Direct result we never allowed viewing on next three flats we rented until we moved out. Never caused a problem

In our previous house, estate agents were a nightmare. They never ever did anything about repairs. When it was raining hard, I had to move DD’s bed and put a bucket on the carpet. However the same agents became very much present when our lease came to an end, pestering constantly about viewings. Every time I would lock all valuables in the car but when the agents started being unpleasant about the stains on the carpet due to the roof leak and so on, I just had enough. Every time there was a viewing I would have the ironing board open in the lounge with washing on the sofa, more washing drying in corridors on every floor, I changed back the lightbulbs I had bought to the one the landlord had so the house was very very dark unless you turned the floor and table lamps on, which of course I didn’t, I would cook Brussel sprouts with the kitchen door open, and so on.
This is how angry I was at them. Guess what, they decided to postpone all viewings for after we had left.’
Never underestimate the stench of a handful of Brussel sprouts cooking in a pot of water for 2 hours +

I really can't believe the entitled attitude of people who would expect tenants to accommodate viewings.
How about they get massive rent reduction for all the stress and disruption they cause, not to mention lack of privacy?
If my landlord tried this tack, I would laugh in his face.
As I've said, I have also been a landlord and never once expected tenants to accommodate viewings, even if it meant a dip in income.

Don’t give a key out.

What may start as an agreement for accompanied visits will end up as unaccompanied ones.

The letting agents have already shown themselves to be unreliable.

The original post mentioned the agent trying to get in. Do they have a key?

If so consider changing the lock - you can put the original back when you leave. The common Euro lock costs around £10-15 and is an easy 5 minute job to change it. You tube will help here.

The idea of set times is a good idea.

I would offer 1 day a week.
And say if the contact you about any other days you are reverting to your right to peaceful enjoyment of your home and they can wait til you are gone.

You can’t get blamed for woodworm. It is so slow spreading it takes years to infest.

Tell them no more viewings. They don’t have any respect for you do fuck em. And yes, inform the police if they enter your home
Illegally

sargass We are leaving at the end of our fixed term but were still told to give two months notice otherwise they would renew the contract.

They've been very pushy, it feels like they're trying to bully us into them. If I had less of a backbone I'd feel very backed into a corner - well I do a bit hence this post!

Oh lilies that's awful and hilarious at the same time 😆 If only I had more time to devote to sabotage. We have a clothes mountain in the spare room but it wasn't planned haha.

Yeah the locks are changed, they would have been in otherwise.

It's not a little agent either, they're a big common one