AIBU to be miffed at letting agency for this

[Banannanana]

Hi guys! Wondering if I’m being reasonable or just grumpy

We’ve been renting a property for about 3 years now whilst we save up to buy a place (nearly there thankfully!) The landlord is actually fairly good as landlords go, sorts any issues quickly etc. The issue is with the letting agency. They are a small local family run business for context.

Despite the landlord doing an inspection herself twice a year, the letting agency also insist on doing their own twice a year (one of the joys of renting, we get it). For context they require someone to be in for their inspection.

Last time they arranged one they phoned two
hours before to say they couldn’t make it, the time before that they were 3 hours late, and very often they arrange one and then reschedule the date a few days prior.

This time they arranged an inspection for 1:30 today. I’m a shift worker and have been on night shifts this week. It is what it is, I get I work unsociable hours, I got myself up at 12:30 and got the house tidy ready for an inspection.

It’s now 2:40 and no sign of them. They phoned about 2 to say they were still coming today but “can’t give a time sorry”. I’m now sitting on the sofa waiting for them to come, as I have for the past hour, unable to even shower or walk to the local shop in case they turn up. I keep thinking I could still be asleep ffs!

Maybe I’m just overtired and grumpy, but AIBU to think this is a bit rude and disrespectful of people’s time? If it was a one off fair enough, but it’s a constant thing now.

Anything I can do about this other than hurry up and buy a house? Is this just the joys of renting? Have other renters had similar?

I'd have saiid 'No you won't'

id be getting in touch with your LL & discussing it with her.

Aldi check out what the rules will be cone 1st of May. If doesn't matter what you contract says, they can't over ride the jaw.

You need to contact them via email so theres a paper trail and ask for less inspections, either they come with the landlord or they use the landlords inspection paperwork. 4 is ridiculous.

YWNBU to be miffed.
but YABU to then just let them in at 16:10 and not follow any of the good advice you've had from posters on this thread!

they do not have the right to tell you when they'll be coming, instead of asking you and making a mutually convenient arrangement (twice a year at most, and only if your landlord insists that these 2 extra inspections are required on top of the 2 they do themselves!), and either sticking to a reasonably short time slot, or giving more notice of any rescheduling.

You've been more than accommodating.

Next time just write back to them. 'Dear agents, Unfortunately an inspection on [date] and [time] will not be convenient and we cannot arrange to be in. We prefer you do not enter the property while we are not there.' If you desperately wanted to, you could suggest an alternative time, but I don't think there's a need, especially if you can get the LL on your side. I would have thought the LL doesn't want the agent charging him or her for these inspections either! Four times in a year is an awful lot, especially if the LL is already on top of keeping things sorted.

FWIW I used to work from home a lot while renting and a couple of times I was teaching so had to lock the door from the inside to be sure the agent wouldn't come in and disrupt the lesson. They did get the message.

Yanbu they are.

Just because someone writes something in a contract, doesn’t make it valid. Four inspections is far too many.

You are entitled to quiet enjoyment. They can give 24hour notice to come but if it’s not suitable for you- as a shift worker- you can refuse.

When they ask again, you need to tell them that if they don’t stick to the appointment, they aren’t getting access. Make sure you have a time to suit you. If they are later than 15 minutes, they don’t get access.

I didn’t let them in. They let themselves in with their key. They never wait for us to answer the door as they have a key themselves.

I was in the bedroom and only knew they were in when I heard the door and saw the letting agent in the kitchen. Didn’t have much choice at that point, I can’t barricade the door. I could have told them to go home I guess but in hindsight that’s easier to say.

Have emailed the LL today explaining that whilst her inspections are no issue, the agency always turn up late or cancel just before.

Why are you allowing this Tell them there and then to stop letting themselves into your home!

Another time, leave the key in the lock?

I've had agents like this and it's horrible. Also had a tradie sent by the agents who let himself in while I was in the bath - I think he was more embarrassed than I was, mind!

It’s in the contract that they can let themselves in and must have a key. I assume this makes sense in cases of an emergency say, just feel like they take it too far.

To answer why I’m allowing it? I don’t have much of a choice but to rent as we need a home and this is the one we can afford, rentals get snapped up so quick in our area. We have looked at moving but anything else that’s like ours goes within about 24 hours. It’s generally a nice home in a nice safe in demand area and for our budget anything else we could afford to rent we’d be either downsizing or moving to a less nice area. We’ve been in 2 previous rentals and had to move out after a year (no fault evictions, one time the LL moved back from abroad and wanted the flat back and the other the LL was old and wanted to sell). So there doesn’t seem much point in moving again when we’re looking to buy in the next year anyway. I may be taking the path of least resistance here though.

I mean when I was at uni I walked home from a lecture to find the landlord sitting on the sofa in our empty house with no warning so I’m just grateful it’s improved from that 😂

Have spoken to LL about this now so waiting for her to get back. In fairness to her she’s fine, alway respectful about when she comes over, it’s purely an agency issue.

I would say that just because something is in the contract, it doesn’t make it legal. I don’t know specifically regarding the key situation, but Shelter is quite good at advising on these things.

tell the landlord that he can come once a year, and the letting agency can do one.

And if you have to wait for them, send them an invoice for your time in increments of 30 minutes (i mean, you don't expect them to pay it, but it drives the point home)

I don’t think it’s so much the frequency, although I do think three monthly is a bit much. But the not turning up when they’ve agreed to, and then letting themselves in is way over the line. It seems like this would be against your quiet enjoyment quite possibly trespassing? If you’re consenting to one time and then they’re just letting themselves in at another, then that doesn’t seem OK.

Learn your rights op! Your being a walkover

they can’t just let themselves in - it’s not allowed - written in the contract or not ! This is shocking that they think this is ok - they clearly don’t know what they are doing!

Letting agents cannot legally enter your home without your permission, except in true emergencies (fire, flood, gas leak)
. Tenants have a right to "quiet enjoyment," meaning peace and privacy. Agents must provide at least 24 hours' written notice for viewings or inspections, and you can refuse entry if the time is inconvenient!!

what are they realistically going to do if you stop letting them in? They can’t evict you over it.

id only let them in when convenient for you - put latch on door so they can’t come in.

if they do let themselves in outside of the time you said then it’s trespassing so tell them this!

Op stand up for yourself. You are entitled to peace in your property. I have been renting this house for 7 years, the first time anyone came in apart from the handyman was end of last year because she wanted a valuation to put the rent up to (first rent increase in that time too so I cant complain).

If this was my home, I would either change the locks or add an extra one to stop the lettings agents from doing this (and have an alternative arrangement in place for any genuine emergency - inspections, non-urgent repairs or improvements are NOT considered emergencies).

They are NOT allowed to just let themselves in! You are paying for exclusive use of the property and are entitled to 'quiet enjoyment'.

They must give 'reasonable notice' of any visit, and provide at least 24 hours written notice of an inspection (for which they're supposed to seek your permission - if it's not a convenient time for you, you're allowed to suggest an alternative).

If they make an appointment but then don't show up, it's their responsibility to contact you and make a new appointment, at a reasonable time, with your agreement, again with at leat 24 hours notice.

I'cd also be tempted to suggest to your landlady that (a) she doesn't need a lettings agent, or (b) might be better off ditching these ones as they are breaching your rights by entering without permission (which may actually constitute harassment) and it sounds like they're possibly over-charging her for all these unnecessary visits.

ETA: Have a read of the Shelter website - it's full of useful advice and template letters - eg this one (applies if you're in England; if in Scotland see the relevant site as housing laws differ)
^https://england.shelter.org.uk/housing_advice/eviction/what_to_say_if_your_landlord_turns_up_without_permission^

The appointments need to suit you, as a shift worker , I’d only arrange a time convenient for me and if they were very late I’d ring a cancel. Their time is not more important than yours. The agency and landlord don’t both need to do an inspection.
I don’t go to my rented house ever , although the tenants do have my number and I will if they need to. That’s what you pay an agent for.

I’m a landlord (unplanned - inherited house) and have the letting managed by an estate agent.
The agents do two inspections a year and give me honest feedback. I wouldn’t dream of going myself to do an inspection.
No help on this occasion but could you ask the agents why the landlord is also coming round to do what he/she is already paying the agent for?