To not allow estate agent access

[LoverNotAFighter]

Hello, I posted yesterday for advice following an eviction and court summons.
I cant afford the rent of £950 anymore I'm a single parent on UC, I've built up rent arrears over 4 months because the amount ive been paying is the UC housing element which is £510, I tried to speak with the landlord that my children's dad doesnt contribute financially anymore and I couldn't afford the amount, anyway I've got to attend court 21st September.

This afternoon I've received an email from your move saying my landlord has asked them to come over to the house and value it for sales and rental values. What date and time is convenient for him to come over.

I dont feel comfortable with this as I'm a single parent and dont want my landlord turning up aswell.
Would I be unreasonable to say I dont feel comfortable with this and ask them to wait until I've vacated the property?
I'm trying my best to find alternative living arrangements but it's really not that easy.

Why wouldn’t you let them evaluate the property? It’s really no skin off your nose to just allow them access for an hour, I’m sure there is a time that you are out.

You don’t sound in a good situation but that is not your fault, but not your LLs fault either so why put up unnecessary barriers?

It sounds like you need to put all your focus in getting help from support agencies like housing advice. That is where your energy should be. And facing the reality of the situation, not letting them in is not going to lengthen your time in the property.

Check you are getting all the benefits you are entitled to? £800 a month UC doesn't sound enough.

Unfortunately the LL is in his right to evict if you can't pay him... how do you plan to pay for a council property?

What does your lease say?

Just say they can come when you are out. Most rental contracts will specify when the land lord can access so check that too.

I think you need to sit down and tell citizens advice, shelter or housing team about all of this, as you need a gas safety cert at the very least that’s not safe.

But also, hard I know, but you need to be super focused on what you are going to do to find a new place or take the next step. It sounds pretty hard but you should get help with this.

If the electrics or gas are dangerous then contact your council’s environmental health team as well.

Have you been served with a s21 notice or a s8 notice

s21 notices require the LL to comply with requirements like protecting your deposit and a current gas safety certificate

s8 need a specified level of arrears (2 months if you pay monthly)

They can access in an emergency as per the law. Doesn't matter what's in the contract.

You have the right to peaceful occupancy. This means you do not need to allow viewings.

If you leave the property before you are evicted (by bailiffs) you are classed as intentionally homeless and will not be a priority to the council. If you have no other option, you need to stay put until then.

At the point you are evicted, you can then present at the council as homeless and you will be given temporary accommodation until suitable housing is found.

Speak to Shelter, I’m sorry you’re facing this.

I privately rented for 19 years and in light of your update (which was a massive drip feed to be fair but never mind), I STRONGLY advise you do not let him come round as he is doing nothing whatsoever by the books. Meaning I wouldn't put it past him to change the locks whilst you're out.

Also please do not open up any sockets which are making a noise! That property sounds ridiculously unsafe and frankly, a fire hazard. Have you told any of the to the housing team at the council? They NEED to be made aware of the dodgy electrics, the refusal to have you pay via a bank (dodgy as fuck), the mould etc. Chances are, they'll call him, threaten him with legal action and potentially you may end up with a positive solution!

I’d let them come and then sob loudly and uncontrollably for the entire duration of the visit. Let them see.

Op I have only scanned the thread as I'm so slow at reading and won't catch up.

Is the landlord selling because of the arrears or was he selling anyway. Has he applied for eviction under section 8 or section 21?

You can contact your council and ask them about discretionary housing payments. They will often pay a short fall in the rent and/,or arrears.

Also under homeless intervention where they try to stop you from becoming homess they will pay money to the landlord to try and let you stay.

How far has it gone ? Do you have an actual eviction date yet ?

Regarding letting agents in. I totally get that you don't want to see the landlord. Is there anyone that can do you a favour and stay on the house for you. Or even with you it might feel better of your not alone.

Oh and have you made a homeless application. That's different a standard housing application.

It’s not viewings though it’s an Estate agent valuation.

I agree with the gas test, but if the EPC has run out mid tenancy, he won't need another one until he readvertises - is my understanding.

@AlfietheSchnauzer thanks for the advice, I am going to call environmental health tomorrow aswell and get them out if I can.

The upstairs landing light and downstairs hallway light both flash on and off sometimes when they're switched on. My bedroom light doesnt work at all (it's not the bulb)

I just want to be out, it's been one disaster after the other here. I believe he must have all relevant paperwork for the court to allow the eviction and summon me to attend.
I dont believe the certificates have been done by anybody that's actually qualified or they would have picked up on things in the house like dodgy electrics

Get advice but my back of the envelope calcs suggest you may not have met the threshold for a s8 eviction assuming your paying rent monthly.
4 months rent would be £3800 and you’ve paid 4 x 510 = £2040
If your arrears are £1760 then you owe less than 2 months (less than £1900).
If he’s going for a s8 and your arrears are under £1900 if you pay monthly the court can’t grant it.

If he’s trying for a s21 then make sure he’s met all the requirements

Same applies.

Unless it’s an emergency, which this is not, the OP doesn’t have to allow access under the right to peaceful occupancy.

Have you ever heard of "quiet enjoyment"?

It isn’t

There isn't even a gas safety certificate

@Nomoremoves i applied for a dhp but it was rejected, my court date is the 21st September. I have done a homeless application with the council but cannot progress without the landlord sending me the gas safety certificate and the epc

How do you actually know that?

Just say no. There’s absolutely no way I’d give my permission. I’m amazes they’ve got the brass neck to ask.

It’s focusing on the wrong thing. Blocking one, one hour viewing by an EA seems completely the wrong thing to focus on.

OP the gas certificate is done yearly but they don’t check the electrics. That is done every 4 years I think and also should have been done. If your call environmental health as others have said they will give the LL notice to produce these and probably fined if they haven’t.

He can't evict without gas safety check certificate.How to rent guide . And I (think) proof of deposit bring protected. If he did not protect it op can claim x3 the deposit if op has the courage he's fucked. Sounds like she's better out the the place though

How can your landlord prove you haven't (or have) paid rent if it is all in cash?