House sale when you’re the tenant.

[Stormyseasallround]

Our landlord has put the house we’re renting up for sale. We will be moving elsewhere. He’s a nice enough bloke, we’d like a good reference from him, and don’t want to be awkward during this time, but are also conscious that this is our home still for now.

When we’ve owned and sold property, we’ve obviously cleaned up before photos and viewings, stashed any clutter in our car boots, shoved things into wardrobes, laid the dining table with the fancy china, baked bread to make it smell nice……. all of the games you play when you’re trying to get the best sale you can. This isn’t our house, so there’s limits to what I’ll do, but I also have pride and self-respect and don’t want people thinking I live in a mess.

How much would you do for photos and viewings in my shoes?

YABU - make it a show home like you would if it was your own
YANBU - pick up your dirty clothes and push a hoover round, nothing more

Obviously you want to make the place clean, but you'll get nothing in return for making an extra effort.

In general I think houses look better if they're occupied, so it's not in your landlord's interest to be annoyed at you for not going to show home lengths.

There is no requirement to make the house available for viewings at all. If you want to, I would arrange specific times and days when you make the house available for viewing, with none outside of those times and say that you don't want the estate agent to have a key so that they don't breach those times.

I would tell the landlord to have viewings after I moved out tbh. I wouldn’t want all the faff of viewings for a home I wasn’t even selling myself.

Up to you.
In your shoes I would offer specific days and times for viewings and make some effort but not much

None of the above. You have the right to refuse all photos and all viewings while you are a tenant. It’s your right to quiet enjoyment of the property and any clause in your tenancy agreement which says otherwise is unenforceable. They also can’t give you a bad reference or deduct from your deposit for exercising this right.

My last landlord sold the home we were in. We said he can put it on the market with the photos from when he marketed it for rent but no new photos, no for sale sign (because people will knock on the door and ask for info or to worm their way in for a quick viewing- it’s harrassment) and absolutely no viewings.

They decided to wait until we moved out to put it up for sale. Which is what a landlord should do.

It'll probably be sold to another landlord. I know I wouldn't buy a house that was marketed with tenants in situ, as you never know how many months it could drag on for if things get messy.

If you want to be super duper nice, agree to one open house day- so one day where all viewings are done and photos taken for Rightmove. This is usually a Saturday.

To be honest I made mine look lovely- sheer personal pride and I've always had great references too

Great advice thanks. Us being here while it sells actually buys us more time to find somewhere else because he won’t give us notice until it sells.
I hadn’t considered insisting on one viewing slot a week and that does make a lot of sense. It’s something I’ll give some thought to.

I’ve had this a couple of times, I will be honest. It was fucking horrible. You’ve people trampling around your home, giving you a pity face. They are looking at your stuff in your home.
agents completely disregard you, they turn up when they want for appointments, they don’t turn up when your waiting in. They couldn’t give a shit (which is short sighted given renters are repeat business!).
because I felt judged I would clean the house and stop the kids even breathing before every viewing.
in the end I pulled the plug and refused viewings on the basis it ended my quiet enjoyment of the property.

that's not what happens; the photos are taken for estate agent website & Rightmove and it's set live then an open house can be arranged. not all one day

I would permit viewings in a small window. Say Saturday afternoons 2pm to 4.30pm. And ask Landlord for a small reduction in rent as a goodwill gesture.

I would not go out of my way to clean and tidy. I would not permit photos with my furniture and belongings either.

I wouldn't even allow viewing at all. You're doing enough of a favour to let him show people around your home while you still live there so definitely don't go out of your way to make it any tidier than it would be day-to-day.

Yeah the pity faces and strangers trampling through our home, making judgements, aren’t something I’m looking forward to.

How do you stop them photographing your belongings though? Refuse to let them take photos at all? Can you do this?

Can he insist, using his right of 24 hours notice for access?

Plus, it’s bound to limit the goodwill on his part in terms of reference etc.

You don't have to allow viewing at all white you are living there and paying rent. If you want to be kind say one day in the week and get them to do a block viewing.

I would keep the house tidy and clean, but no need to stage it as you would if it were yours.

The estate agents always have a tendency to push the limits so be clear when visits can happen and how long beforehand they need to warn you if one is happening. Always best to be flexible when possible so when they want a slot that is really not convenient you can say no.
And be clear that if they just turn up or do visits without telling you, you won’t allow any.
Last advice: insist on corresponding with the agents only via your landlord. They will be less cheeky/pushy if they have to go via their client than if they call you directly.

No! The 24 hours is for maintenance or that sort of issue not for viewings

Not hijacking but our ll is selling. Without the gas safety certificate they can't issue a section 21.. The house is falling to bits... Their neglect. I can't imagine they will want to show anyone round. It is going to auction as a Fixer Upper.. If they had maintained it they would have be quids in. As it is lucky if they get what they paid for it in 2011... In your shoes if you are happy to leave get it pristine. Ask for reduction in rent for each viewing and get gone. Less on your mh.

Yeah on reflection I think I'd disallow any viewings unless to purchasing landlords wanting to maintain the tenancy, until I'd secured something else myself and got him to reference. You should be on an equal footing here. Most LLs market with vacant occupancy so he is being a cheeky fucker.

Personally, I'd be accomodating but only up to a point. SO prior to photos being taken, do a good tidy up etc if only so that you can protect your own privacy. I 100% agree with others that you need to make it clear that you'll allow allow viewings at certain times. Try pointing out that this is in THEIR interests too - if you agree to time slot A and B each week, there's a much higher chance that you'll have done some at least basic tidying up, will have ensured all small children are removed from the premises etc.

Many years ago I had a complete meltdown at the estate agent for this - they kept letting themselves in whenever they liked. It was a small flat so I often had clothes drying etc. I pointed out that if they'd tell me advance, not only would I be less irritated, they'd be less likely to have to navigate the lounge filled with my drying underwear!!! that WS an agent issue - I had my landlord's number and when I called him directly he was horrified they were just wandering in (he was also very house proud so it annoyed him that I didn't have time to tidy up etc). After that it stopped.

He doesn't have a right to access. You have a right to 24 hours notice of him wanting access but you absolutely have a right to refuse that access.

The only times he has a right to access is if it's an emergency or if your contract explicitly states a certain circumstance where he can enter.

So unless your contract says you must allow access for viewings, he can bugger off and leave you to the quiet enjoyment of what is still your home.

You can of course do him a favour if you want to but just remember that it is a favour and you can withdraw it at any time.

Thanks all. Good advice all round.

I’ve already pushed back against the estate agent wanting to have a key to let herself in for photos. I pointed out that the dog would not take kindly to that at all, and will continue to use that as the reason why viewings without me here won’t be possible.

The OP has said it is in their interest to have the viewings and sale during the tenancy as it means they can stay longer.