I would aim to be there when it happens.
As well as this being for the LLs benefit to keep track of their property, it is also your chance to point out anything that needs some work. It can be photographed and included in the report too.
I see these inspections as a chance for the LL to keep track of their property and see if anything needs work......this will usually be general wear and tear, more than looking for anything tenant might have damaged. Good LLs want to keep on top of maintenance of their property and repair minor wear and tears/damages before they get bigger and cost more. As they can’t keep coming into your home, these occasional inspections let them do that and aaplso give you as tenant a chance to report anything...so you should gain from this too as work to improve things should follow anything of significance that is noted.
With my tenants, I always ask them to mention anything deteriorating or going wrong as it happens. I’d rather tenants did it wait for the annual inspection, but actually often they don’t report quickly and things do get worse. However, at least there is a yearly opportunity at the inspection for them to do so and for the inspector to note anything obvious if the tenant doesn’t mention it.
Most tenants are good tenants, they don’t trash properties and are decent people. No one really likes inspections, but most people understand what they are needed. The inspectors know most people are decent tenants. However, even when tenants are good, things in houses deteriorate or go wrong...it’s inevitable in all houses whether rented or not. Inspections should pick these up and mean LLs keep properties to a decent standard...so the tenant gains from it too.
Feel free to point out things that have started to become shabby due to time. This won’t be suggesting you’ve been negligent or done something wrong. Carpets have a limited life span and things like bathrooms can become a bit mouldy over time. The LL should deal with anything that is potentially dangerous and might address some of the other things or at least add them to their list of jobs for when the property becomes vacant if they are not urgent.
Following one of my properties inspections last summer (done by an agent working with the tenant via iPad video call due to Covid) we could see the bath panels needed replacing and the bathroom looked a bit grotty. The tenant hadn’t done anything to cause these things. Consequently, we paid a workman to replace the bath panels, re-grout around basin and bath and decorate the whole room. This was for a tenant who has been there 18 months and will be there for at least another year. If they had been going in a couple of mo this I’d have waited, but given they have been there a while and will stay longer, it seemed right to make the bathroom more pleasant for them to experience.
Certainly be present at the inspection. Inspectors shouldn’t be looking your cupboards etc, but if you’re there, you’ll know what’s happened or hasn’t happened.
I know it’s not nice as no one likes to feel their life is being looked at. However, a basic tidy and your standard clean (assuming you stay on top of cleaning in normal times) will be sufficient and if you greet the inspector cheerily and as if there is nothing to hide, immediately you’re off to a good start with them having the impression you’re a good tenant. I think where people are obstructive about arranging dates or aggressive towards the inspector or rude, a less positive atmosphere can be created from the start. But if you feel the inspector is unreasonable in what they do/how they treat you, do email the agent and LL to say so, expressing what the issues are clearly.
Hope it all goes smoothly and feels more positive than you might expect.