2 days notice for construction work...

[ario]

My letting agent informed me yesterday (Monday) after 5pm via email that the landlord was planning to expand the house (two story expansion on the side of the house) since 2018 and finally the plans have been finalised so the workers are planning on coming on Wednesday to start working on the foundation. They only said that they will try to maintain the noise level at a minimum, which will not happen, the house across from me had work done the past 6 months and it was far from quiet even without expanding anything... and that they can offer a reduction in rent but didn't mention how much.

I am now working from home as many others due to the pandemic and I feel like the 2 days notice is a bit short. Obviously if I was at work I wouldn't mind it as much but I am conducting meetings online throughout the day and this is far from ideal for me. I checked the planning website for my area and found the plans for the the expansion. Looks like the letting agent knew about these since January 2019 - a month before I even moved in yet there was no mention of the expansion in our discussions or in the contract.

Do I have any legal grounds to request that they postpone the works until autumn when I will be back at work? I know I am entitled to the quiet enjoyment of the property and this is mentioned in the contract.

Any advice with this will be highly appreciated.

[theartfullodger]

Write/email (yes WRITE! ) to landlord (yes LANDLORD, copy agent, keep copies) thanking agent for informing you of plans but refusing permission. I'd also mention quiet enjoyment, medical risks & Covid. 'phone agent after sending emails/letter and be very clear about refusal.

A landlord has the right to do essential REPAIRS - if necessary with court order - but not to do IMPROVEMENTS. In your shoes I'd change locks (keep old locks for when you move out).

For more - free - help 'phone Shelter's helpline 0808 800 4444

If anyone tries to get in 'phone Police. When they say "nah mate, civil matter innitt.." point out that harassment and illegal eviction are criminal matters for which landlords (or their agents - agents includes workmen) can and have gone to jail.

Sorry this is happening: Clearly your landlord is an idiot cowboy (perhaps agent too) and should be banned ..

Artful: Landlord since 2000

[jpkeates]

Hang on.
No need to go nuclear straight away.

First of all, if the agent knew that the work was likely or possible, not telling you before you moved in is almost certainly a misleading omission and they should be ready to put that right.

And this isn't a time when I'd want to be surrounded by strangers anyway

You have the right to decline access to do the work at all.
Which means that the work can't start until you agree that it can, or they end the tenancy.

So I'd start by pointing out that this isn't at all convenient, that you will be happy for the work to be done when the world is back to normal and you're at work.
In the meantime, no, they can't start work on Wednesday.
And in the meantime, why weren't you told this was likely to happen before you signed the contract?

All of this is not going to go down well with the landlord, but I don't really see what choice you have.

[AndrewDod]

Agree with all the above, except that we need to be certain that the works to take place are actually within the "demise" of the tenanted property. For example if this was a terraced house, and the extension is taking place outside of that "demise", or if it is some sort of flat, then the tenant does not really have a say (just as they would have no say if a neighbour who was not the landlord was doing some work.

I think we need a tighter description from the OP as to exactly what work and where.

[AndrewDod]

... For example is it also possible that this is a large house built on a plot of land which has been partitioned prior to the tenancy. OP you need to explain where exactly they are building, and whether that land is part of what you are renting, and that nobody else has access to that land without your permission while you are the tenant.

Once it is built will you have access to the facilities which have been constructed -- if not then why not?

[Lawcruncher]

As suggested above. we need confirmation that the property let to you is a house and garden.

[jpkeates]

Agree with all the above, except that we need to be certain that the works to take place are actually within the "demise" of the tenanted property.

Good point - I assumed that, and it could be wrong.