To refuse viewings during tenancy

[Folle]

I gave a month's notice to end the current tenancy. I just received an email from the estate agent saying 'I have booked a viewing for 6pm tomorrow - will you be there to facilitate access or should we bring keys?"
This is a hugely stressful time for me and I simply cannot deal with strangers traipsing through the house.
Can I refuse to have viewings during the rest of my tenancy?

@IWorkAtTheCheesecakeFactory I can't find anywhere that says it, hence the request

www.thetenantsvoice.co.uk/advice_from_us/landlord-access/

This indicates that while the landlord has to be allowed access for the purpose of maintenance or repairs having requested an appropriate time, 24 hours in advance (ideally in writing). But that the tenant has the right to refuse anyone coming.

It says that viewings are a legitimate request, but that doesn't overrule the right of the tenant to say no.

References should really be around paying on time and looking after the property.

The last ones I've done have asked about rent payments, looking after the property and something more wishywashy about being a 'good tenant' (and if not, why not?).

@SheruMoo (17.07.)

Technically you can refuse BUT I've known plenty of landlords who will simply let themselves in if you choose to refuse. And yes you can take the legal route as can they but realistically it's not worth anyone's time. We had a tenant who refused viewings even though we had clarified with them that they would allow them at any time convenient for them.

We REFUSED to give a reference....they didn't get their onward accommodation that they hoped for. Being difficult serves no one. Just choose a day that works.

What a horrible thing to do. You sound so smug and self satisfied that the tenants suffered and didn't get the place they hoped for. You refused to give a reference purely because they didn't want people trailing around THEIR HOME?!

I hope the current tenant you have in your property now, leaves the place a shithole, and also leaves 3 or 4 months worth of rent arrears. Would serve you right. It's landlords and landladies like you who give the rest of the (decent) ones a bad name!

Likewise. But something as legal as refusing viewings shouldn't be featured as a negative imo. Not allowing access for repairs would be a legitimate complaint

Reply to them something along the lines of
'I appreciate that you have requested access however I am within my rights to decline viewings if they are not convenient to me. I am willing to allow viewings between 10am-12pm on saturdays.' Or similar.
If you refuse viewings altogether (which you could) they may continue to harass you and it would be easier to agree a specific time.
Otherwise you could just finish the email after not convenient to me.

Don't refuse or you may get a bad reference for the next place

I can't find anywhere that says it, hence the request

Oh, maybe look some more? That’s what I did when I wanted the information.

You don't have to be nice, you don't have to do anything you don't want to do, but don't expect others to be nice in return.

For instance, your LL could decide to take their time giving back your deposit, because again, although there is recommendations on how quickly they should return it, there is no law that says it has to be right away, and they could raise issues and let it drag on for months. It wouldn't be nice, but it would be in their right to do.

You might also find that they make claims on your deposit that they might not have bothered with otherwise.

And that would be a shitty thing to do. They're running a business and should treat it accordingly.

I had an issue with my letting agent last year . The landlord decided to put the house on the market, saying that they’d give me notice once they’d accepted an offer. They expected me to facilitate viewings in the meantime . I said no, it’s mine and my son’s home while I’m paying the rent and I don’t want people looking around. They put the house on the market using the photos from before I rented it and sent emails stating “we have booked a viewing for tomorrow at x. Do we need to send an agent with them or will you show them around” .
I found a new house to rent and gave my required one month’s notice, and refused any viewings.
It took about 3 months to sell after we moved out.

Was the property vacant when you viewed it OP?

How is that relevant? If the previous tenant allowed viewings, that was their decision. This time around it is the OP's decision.

But something as legal as refusing viewings shouldn't be featured as a negative imo. Not allowing access for repairs would be a legitimate complaint

It's exactly the sort of thing a prospective LL would want to know. Who would want to take on a tenant who is difficult and will make them lose money (regardless of whether they can legally do so)?

I would refuse the viewing, and don't let them scare you. Yes it's a nice thing to do to let them hold viewings, but it's not law.

I would not take on a tenant who would refuse viewings in the final 28 days, and would expect to be told that in a reference from a previous landlord.

I would not take on a tenant who would refuse viewings in the final 28 days

I would be glad not to rent from a landlord like this.

It’s not making them lose money to decline viewings! the landlord isn’t guaranteed rent from new tenants as soon as previous tenant leaves. That’s not something current tenant agrees to ensure when they sign the agreement. If they do permit viewings and LL manages to get a tenant to move in as soon as current one moves out then that’s a lovely bonus but certainly not the norm and shouldn’t be relied upon. Anyone letting their property should plan to have no access for viewings, have a void period to carry out any checks and maintenance servicing after tenant leaves and again while showing to prospective new tenants. I’ve viewed a lot of rentals over the years and only two had people living in them. 1) the owners- they were moving out to let it. 2) a woman who suddenly became very ill and needed to be let out of her tenancy early- she was liable for rent until new tenant took over so it was very much in her interest to allow viewings.

YABU.

It's exactly the sort of thing a prospective LL would want to know. Who would want to take on a tenant who is difficult and will make them lose money (regardless of whether they can legally do so)?

A LL who realises that it is their home while they are paying rent for it?

Also mostly likely one who goes in an has a look at the house properly after the tenant leaves to do any repairs and refreshing necessary.

A good LL builds that period into their plans. The only time my tenant ever did a viewing was when she phoned me and said "My sister's sister-in-law is looking for a place urgently, can I show her here and give her your number?"

If a LL mentioned refusing viewings in a reference I'd assume they were like so many LL's - ignorant of what rights the tenants actually have and daft about viewings rather than having a bit of consideration and respect.

Usually it is not possible to get someone in immediately anyway iwork - first someone has to want it, then background checks, then they might not want to move in immediately because of notice on the place they’re currently living in. No viewings risks putting that process back by up to 28 days.

If a LL mentioned refusing viewings in a reference I'd assume they were like so many LL's - ignorant of what rights the tenants actually have and daft about viewings rather than having a bit of consideration and respect

I think consideration and respect works both ways. If they’ve been a good landlord and want to do viewings at a convenient time I think it is shitty to refuse. not all landlords are rich property magnates (and no I am not a landlord).

Also the reference mentioning this is irrelevant to knowing what rights someone has. As long as it’s accurate they’re entitled to mention it, whether the tenant is acting unlawfully or not.

Under normal circumstances I would say okay to viewings no matter what is written into the agreement. Compulsory viewing access is unenforceable by law. However, these Estate Agents haven't ASKED you if they can book a viewing. They have told you. They asked if you wanted to be there or they will just gain access to your home with keys whether you like it or not. So no. I would tell them they can do viewings in an amity property in a month's time.

Any LL who refuses to take on a tenant solely because they won’t allow viewings is alerting you to the fact they are greedy. This will translate to other areas- refusing to do repairs, trying to hold onto all your deposit. Walk away from any landlord who appears offended that you won’t allow viewings. Save yourself the strife.

No viewings risks putting that process back by up to 28 days.

Which should be accounted for in your business plans and finances. The tenant is not responsible for that, you are.