To not allow viewings over the school holidays.

[bettycat81]

Last September my landlord informed me that they wanted to sell my home. I can no longer afford local rents (current rent is below this) and cannot move further away as I don't drive so wouldn't be able to get to work to pay for that rent either. I am waiting for an eviction notice and to be made homeless.

My landlord needs to sell because their mortgage has increased and they have other financial struggles too.

The house has been on the market for 5/6 months. So there has been a constant dread of unknown people coming into my home, waiting for an eviction notice, not knowing where/when i'll be moving etc. Until recently there had only been two viewings but the price has recently been reduced and so there is more interest.

The estate agents have messed me about on few occasions cancelling appointments without telling me (unnecessary cleaning/tidying leaving the property) and yesterday changed the time without telling me and walked in just as I had got home from work.

On top of that the past few weeks at work have been stressful with consultations for a restructure.

I work in a school and so would like to really relax over the Easter holidays. WIBU to say no viewings during this time? I feel for my landlord but my mental health is starting to suffer.

It's really hard to sell a house with a sitting tenant who needs to he evicted. Eviction can take bloody ages and get messy. Why hasn't he served notice yet?

They can serve a Section 21.

You’re perfectly fine to state that no viewings can happen during the school holidays.

In fact it’s perfectly legal regardless of what the tenancy says to allow zero viewings.

You don’t need to clean or tidy and tbh you don’t have to be out of the house to do viewings either you could say it’s fine but you shall be in and they can view around you.

That’s irrelevant. OP has the right to quiet enjoyment.

id honestly stop allowing viewings. Landlord should have you out before selling but clearly doesn’t want to have to cover all of his own costs leaving you in constant limbo and no control. I would be really unhappy with this and taking that control back

Didn't read OP properly. Sorry.

I think you should negotiate days/ times but saying outright no for the whole holidays is unreasonable.
By the way some time ago when we were in renting I asked here the same question and everyone answered that I couldn’t refuse viewings. I could negotiate time, request 24 hours notice and do only basic cleaning but otherwise I should give the access.

Perfectly reasonable. It's probably in your interests for them to serve the S21 and then the possession order so you can move things on with the council. The situation for private renters is dire at the moment. I've had to move 30 miles away to find rent I could afford :(

You were given the wrong advice.
OP can morally and legally say no to all viewings.

Her LLs issues are not hers. He just has to follow the law. OP just has to pay the rent.
That's their relationship.

That’s an interesting view because the vast majority referred to the right of access in the tenancy agreement with prior notice. And personally it makes sense to me.

We also were at the moment of holidays and viewings could have become really difficult. It didn’t happen luckily as there were no much interest.

Legally any access that isn’t an emergency would require permission or a court order. A contract cannot override the law regardless of what it says.

24hours notice is to avoid the whole hey can we come in 1 hour as that’s just rude and the fact 24hour had to be written is to show how unreasonable landlords or letting agents can be with their demands on tenants.

Yabu it’s not your house get over it

It's her home and she has complete control over who enters.
So the LL will just have to get over it.

OP, with respect, the more viewings you allow the more flexible you are the better the chance of selling. You asking about a 2 week gap during kids hols is unreasonable, IMO.
Work with the LL, EA's and reduce your stress. I'm sure the LL will do their best to give you as much notice as possible.

Its good you are "thinking about the ll" but you do not know how desprate she may be.

@bettycat81 I don't normally post on these. You are very kind to care about your LL which is why you said you are posting.

I am a LL- got married and kept my previous home.

1. It is good you and LL have a good relationship. I do too with my outgoing tenants. Your LL appreciates this.
2. Do contact your LL and advise him/her what the EA is doing: cancelling without advising you and changing times without first checking with you. It is not on.
3. I agree, as a LL, I would rather you allow viewing than delaying them so you can tidy up first, and I speak from a recent experience.
4. I am also dealing with high mortgage rates and I add over £1200 each month to cover the rent. I pay all other costs and tax. Therefore, I really do not want a long void and my rent is always reasonable as I choose nice tenants who will look after it.
5. I remain grateful to my tenants for allowing people to view the messy flat, one day, and one of them put in an offer and even remarked that they may not need it painted first as they could see the flat was filled to max and will have a better view once tenants are out. They are a family and busy packing and doing up their own property they are moving into. In fact, as I was attending teh viewings myself, I believe that gave her confidence as she knew I would move a few things ( coats on sofas etc) to make it slightly tidy- but she walked in with 10 mins ( She knew I would be in 15 mins to go) to go before viewings and she tidied the rest. That was agreed on same day ( I normally give her 24 hours notice) but she chose same day as she didn't want next day viewings.
6. I did get rid of EA when my tenants complained (they had previously asked for an 7 month extension when their own place wasn't available any more) and I worked out the EA were lying. So I guess, she appreciated that too. They sometimes (2/3 times) paid their rent late by 6/10 days and I was always polite.
7. So, don't play games and absolutely ask for enough notice. min 24 hours.
8. I would not advise you say no viewings during Easter. Rather, Insist on proper notice etc. I restricted my viewings to once a week and by 2nd week, I got a tenant. If LL's property is highly priced, that should not come at the expense of your well being/ enjoyment of the property.
9. Another thing you can do, is to ask for the reduction of rent for these 2 weeks. LL is likely to give it to you upon asking, or agree to 2 days or so viewings a week over Easter as a compromise. So don't listen to LL bashing ( a lot are bad) when you know you have a good LL. Good luck.

Which will properly piss off the landlord who does not have to agree to this, particularly if their mortgage has shot up.

Doesn’t matter what it says, tenants can refuse and there is nothing a landlord can do about it. They can’t force access.

A Section 21 (notice to quit/eviction notice) can be sent at any time if the OP is in England. The usual notice on this is 2 months on most Shorthold tenancy or periodic tenancies. Don’t talk about what you don’t know.

It sounds as if it would be best for the LL to serve you with an S21 and get the process rolling.

Personally, I’d perhaps offer one or two days a week for viewings, but you don’t have to.

You can’t claim homelessness from being evicted. They will tell you to stay in the property until a section 21 is served and bailiffs come to remove you otherwise your classed as making yourself homeless

She might want a reference in the future.

You can say no to all viewings. It doesn't matter what you contract says. Tenancy law supersedes this as your letting agent and landlord will know. Shelter are good to go to for advice.

If you want to allow viewings, this is your choice. I would give them a time frame of a day and time that suits you.

The relationship is transactional.

Right now OP has something they want.
But they have nothing that OP wants.

If OP needs a council property then she's doesn't even need to hold on for the reference.

YANBU.

Please be aware though OP that you may not be offered a local housing association property depending on what they have available. It may be further away. You have to take what they offer. Been through it myself.

Say no OP.
Why the hell should the OP consider the LL? The landlord will not be homeless and has everything to gain, the OP needs to protect their own mental health.

Their money worries are not OP's concern. She has her own money worries.