Letting agent inspection

[cheeseandpicklesandwich]

Wondering if any landlords could advise please?

The flat I'm renting is due for inspection shortly. No issues with this other than the usual slight sense of intrusion but I accept it's one of the aspects of renting, it's done every 3 months and passes easily each time. I like to be present during the inspection but as I'm now working, would it be reasonable to ask the letting agent to do so after I finish work at 5.30pm? Or on a Saturday morning? Their letter to me giving notice of the inspection states that they will be inspecting on a given day and that they can't give a specific time. The tone of the letter is that this is completely non-negotiable.

When repairs have been done previously, the agent has said that he could just let himself and/or the tradesmen in if I'm unavailable but I've said no to that and as I was previously at home, it's not been an issue. I really don't like the idea of someone wandering around my home unaccompanied but don't want to take time off work for this, especially as it's a new job.

Is it unreasonable for me to specify a time when I will be present? I will of course talk to the agent but would like to know where I stand officially.

Thanks for any insights.

Of course it isn't unreasonable. You have a track record as a good tenant and don't want someone in your home when you aren't there.

Legally it's your home and they have no more rights to come in than anyone else you might invite round (or not).
If they let themselves in without permission they'd be breaking the law, so feel free to put that in writing just so they know that you are aware.
Another option is just to change the locks and don't give them a key I until you move out.
I know someone, not only did they inspect every few months, but they even charged him for the privilege!

It is negotiable or refusable. Check shelter site.

I worked in lettings. You can refuse any visits. Ring and write to them. It's illegal to enter when permission has been denied. If you ignore the notice however they can assume you agreed.

Thanks everyone for all your responses. Didn't think to look at the Shelter website but in any case it's good to hear from those with practical experience. The agents tend to have a 'my way or the highway' attitude so it's really useful to know where I stand. I will ring them and follow up with an email.

Agents aren't regulated, although some do belong to trade associations.

In my experience as a landlord it is unusual to find agents so keen to do work!

every 3 months is a bit intrusive, perhaps you could ask for them to be 6 monthly from now onward? (agree with SS and can only assume they are charging ll a fortune to inspect)

We agree to drop inspections to every 4-6 months if there's no previous issues. Definitely ask for a reduction, 3 months is quite often, especially if you're long term.
We had one tenant leave his key in the front door and go out the back so agent couldn't get access with out him present. (Agent didn't have back door key)

"Watbox

I worked in lettings. You can refuse any visits. Ring and write to them. It's illegal to enter when permission has been denied. If you ignore the notice however they can assume you agreed"
If that were true them any passing Tom dick or Harry could just give notice of access to your house and then come in and wander around unless you objected. They need specific permission to come in, not the other way round.
Doesn't hurt to be clear though.

I have queried the frequency of the inspections but was told firmly thst this was their policy. It does feel like the inspections are to check that I'm not doing anything untoward. I'm not, the house is kept clean and tidy with no damage, not just because it's someone else's property but because that's the way I choose to live. It's actually cleaner than when I moved in. I keep them informed of any maintenance issues, of which there have been several. So for example, they'll check if I've descaled the shower head - it's a hard water area and I do - but it took them three months over last winter to replace a failed electric heater in the living room (sole heat source in that room) on the grounds that the maintenance company were too busy and the landlord hadn't authorised repairs when in fact I later discovered he had done so from the outset. I've also been told off for contacting the landlord directly which I only did out of desperation. I did wonder afterwards if there was some sort of cash flow issue.

Sorry, I've moved away from my original question a bit. Not rented before so I've been uncertain as to what's the accepted 'norm'.

I'm renting a flat, not a house. Was thinking about my previous home :(

I have rented loads of places and no one has ever checked whether I descaled the shower head, even when I lived on the hardest water area. Sounds massively OTT. They sound rubbish tbh, especially not following up repairs.

Every three months does sound really bloody intrusive. i have lived in rented houses since I turned 16. That's 7 or 8 properties and I have never had an inspection except an exit inspection.
If I rent my home, it is my home and if I choose to not do the washing up after dinner, or leave my washing piles around then it's my choice. As long as my untidiness does not affect the property then what does that have to do with anyone but me? I would be looking elsewhere to rent in your case. It's your home, not a hotel room so the agents should back the hell off. Yes inspections are sometimes required but that often? I would not like that at all!

They cannot enter YOUR property without your express permission, no matter what they say or your lease says. You cannot sign away your rights so the lease can say anything at all but if it's not legal then it means fuck all. A contract does not supersede your rights. Tell the agents that weekends are acceptable if you wish but didn't be bullied.

My letting agent does quarterly inspections, but that's because I want to be aware of any maintenance issues with the property asap. I don't care if the tenants are untidy (I am too), but I do care if there is a small problem that can be rectified before it turns into a bigger and more expensive one. Prevention is better than cure!

Johnd2. I'm talking in reference to their inspection letters. If you don't respond to the letter then the agent or landlord will assume you have no objection. I thought that was easy to understand. I didn't refer to any Toms. When we send letters for inspections they have dates etc. If we don't hear from the tenant we go an inspect. Most however ring to reappoint or refuse.

Watbox that may be your policy but it doesn't supersede the law which is very clear. The only implied access to a property is to the front path for visitors on legitimate business. Even that can be revoked.
My point is the letting agent has no special rights and can only be granted access to the property in the same way as any other passer by.
Sounds like a lot of agents act like some busy body parents letting themselves in and complaining about shower heads etc.

Write ( not kiddy comms, write ) to the landlord detailing all this and setting out what needs to change.

As evidenced here, agents are unregulated.

Not rented before so I've been uncertain as to what's the accepted 'norm'

Unfortunately the norm is that agents rip off and frustrate the hell out of tenants and LLs alike. Alot of the bad press directed towards LLs is actually caused by Agents.

Know your rights and be polite and firm about sticking to them.

To be honest, as a LL, I would be pissed off at being contacted by tenants - that's what I pay agents for.

I don't think quarterly inspections are unnecessarily excessive- perhaps you could negotiate to 3 X per year rather than 4.

And yes, I rented for 5 years as a tenant & had quarterly inspections. It's no biggie.

If tenants denied access for inspections I would be less likely to renew their contract & would mention this in referencing.