Painting in a HMO house

[DPT57]

I think that's a good decision

[stuart123]

Thanks all for your kind reply. Yes planning to paint rooms. The tenants are working 9a.m to 5p.m, except one tenant who is working in the night, So the tenants working in morning they are fine ..
I spoke to the painter, he mentioned there would be noise as they would going up and coming down, also some repair to the walls, he mentioned he faced similar issue in the past in the one of the house he painted where tenant was working in the night,.

As there would be noise while doing this work, i have postponed until this tenant vacates. Even though i want to do in summer, i have to do in winter. As there is no option.

[DPT57]

Quite possibly, but I guess leaving one bedroom to be painted at a later date may be a reasonable compromise for the moment.

[leaseholder64]

I assumed the OP was painting the rooms, as well.

[DPT57]

Each tenant has there own tenancy agreement

Assuming these are room only tenancies then they have no rights over communal areas or exterior unless you've given it to them contractually. Harassment issues aside, the tenant cant prevent you from doing the work.

[amy131]

Plastering and painting aren't noisy jobs. I would just make sure that those doing the work are aware there may be someone sleeping so they don't put a radio on and take care when moving around any furniture etc. Provided tenants have notice of the works they should accept the communal areas need to be maintained. A landlord I know reduced the rent for tenants for one month while he installed a new kitchen, but that is something which would cause significant inconvenience for a few days.
I assume when you say the whole house you aren't including bedrooms, it would only be reasonable and practical to do that between tenancies.

[AndrewDod]

Do nothing. Don't paint.

[stuart123]

Thanks all. Not sure what to do little bit confused about the situation.

[Berlingogirl]

I wouldn't bother doing the work. Paper over the cracks. Bit of magnolia emulsion. Job done.

[AlexR]

This is the big problem with HMOs and the main reason why we moved over to students; because students vacate at the end of the year and you can maintain the property if needed each year end.

I found that tenants' changing working patterns have made maintenance a problem

for HMOs

. I had tenants who worked in night clubs, casinos and restaurants who arrived home at about 5 am and slept until 12 or later. Unless its an emergency repair you are very unlikely to get their co-operation. If you can't negotiate a suitable compromise then you really can't do the work.

[leaseholder64]

If it's a joint tenancy for the whole property/land then they/he can prevent access to you and your decorators, (whether the works areexternal or internal,) and if you try to force entry he can call the police to report you for harassment and breaching quiet enjoyment.

Harassment is a police matter, but breach of quiet enjoyment isn't.

[stuart123]

Each tenant has there own tenancy agreement and in the tenancy agreement there is no clause regarding the painting etc,.

I meant all the three tenants are fine with the painting and are supportive.
But one tenant says he will complaint to the council if he gets disturbed.

[AndrewDod]

There is only one "tenant" if what you mean is that there is only one tenancy agreement with all three on it.

Just forget the painting.

[stuart123]

Thanks all. This is a individual tenancy and not related to each other. All the three tenants are fine,except one tenant, he is working in the night.
For maintenance of the property i am doing this work. This is an internal painting.

[DPT57]

If it's a joint tenancy for the whole property/land then they/he can prevent access to you and your decorators, (whether the works areexternal or internal,) and if you try to force entry he can call the police to report you for harassment and breaching quiet enjoyment.