Access for inspection

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    Access for inspection

    Hello. The letting agency informed us as tenants that they are "sending a professional inventory to the house inspection". This agency recently took over the management of the house, being licensed. For 6 years the property was not licensed. There was no inventory at the beginning of the tenancy and no inspection was ever done.

    Last year I reported to the landlord some urgent repairs which were his obligation (electric hazard, fallen fence, and leaking roof) He refused in a clear message that he was not making any repairs (for 6 years he didn't do any maintenance to the house). I informed the environmental health department and they gave him a deadline to resolve the situation. He manage to do some improvisations.
    Now we had some other issues which again falls under his obligations. He replied again that he is not doing anything , and we will pay for everything that needs to be repaired (even is relating to the exterior of the house and the structure).


    Because of the long time harassment and lies from his part, we are reticent of giving access to the people sent by him into our home.

    I am trying to postpone this inspection until I will get in touch with a lawyer. Can I do that? Do I have a word say that he wants to inspect, but refuses to make repairs and just wants to accuse me that everything in the house is my fault even though the house was neglected from the beginning? I mean if he will try to get an injunction for access. He has already assaulted my husband by pushing him in order to force his entry into the garden withut our consent and we had to contact the police, and last weekend we got 7 emails from them at different hours.

    Thank you




    #2
    So basically you want repairs doing but do not want to give access for those repairs to be carried out.

    Comment


      #3
      The landlord has a right to inspect the property giving at least 24 hours notice, provided the day and time are convenient.

      I can understand your reluctance to co-operate with someone who is not doing what they should, but don't you think it might help if someone else sees the problems that exist?

      I am not sure why you think the property needs to be licensed?
      When I post, I am expressing an opinion - feel free to disagree, I have been wrong before.
      Please don't act on my suggestions without checking with a grown-up (ideally some kind of expert).

      Comment


        #4
        I am sorry. I asked for the repairs to be done and the next day landlord informed me that he is not doing anything (even stated that this is not a hotel). He just want an inspection because he wants to make us liable for his repairs. He will not do any repairs. He didn't protected our deposit and he knows that because he didn't made an inventory at the begining of the tenancy he could not deduct anything from the deposit. I would have no problem to give access for inspection, my door was open for 6 years for them, but their purpose is not to do the repairs

        Comment


          #5
          You can refuse them access.
          If the situation with your husband being pushed is as you say it is, can you confirm the police are investigating a common assault. If not, why not?

          Also not that this answers your question but if I'd had such a terrible LL for at least 6y I'd probably have taken my business elsewhere.

          Comment


            #6
            Why have you stayed there for 6 years? Find a home with a better LL.

            Comment


              #7
              Originally posted by Droxi View Post
              I am sorry. I asked for the repairs to be done and the next day landlord informed me that he is not doing anything (even stated that this is not a hotel). He just want an inspection because he wants to make us liable for his repairs. He will not do any repairs. He didn't protected our deposit and he knows that because he didn't made an inventory at the begining of the tenancy he could not deduct anything from the deposit. I would have no problem to give access for inspection, my door was open for 6 years for them, but their purpose is not to do the repairs
              I don't understand how doing an inspection can possibly make you (as the tenant) liable for repairs that are the landlord's responsibility.

              Shelter have a useful guide for what to do if a landlord refuses to make repairs that they are responsible for.
              It's not quick and you have to follow it precisely, but it should work for you.
              When I post, I am expressing an opinion - feel free to disagree, I have been wrong before.
              Please don't act on my suggestions without checking with a grown-up (ideally some kind of expert).

              Comment


                #8
                We didn't have any problems until October last year. We didn't asked for any improvment, the house was habitable even if it had old fittings and dated. We installed a new boielr and cavity wall insulation, we had a good time here. The things are bad from last year when he issued an invalin eviction notice. I am desperate to find something else but I am rejected due to low income due to covid, and being self-employed. I am still paying full rent now.

                Comment


                  #9
                  Originally posted by jpucng62 View Post
                  Why have you stayed there for 6 years? Find a home with a better LL.
                  Yep, this about covers it. I do not understand why you would put up with a '' rubbish '' LL (which he would be given your description), some tenants put up with the same kind of hassle that domestic violence victims do !!! If it is that awful, then move out.

                  Comment


                    #10
                    If the agency are sending somebody round to do an inspection, you need to check who they are sending round. I suspect that due to the poor relationship you have with the landlord, the landlord has instructed the agency to send somebody round so there can be no arguing between you and the landlord.

                    This sounds like a good thing to do.

                    This might lead to a fresh start for you and your landlord.

                    You say you are rejected for other properties due to your low income and self employment. A general rule is you must be earning 30 times the monthly rent. So if your rent is £500 pcm you must be earning a minimum of £15,000 a year. As you are self employed you will usually need to show at least 3 years income. If you are claiming benefits through Universal Credit or Tax Credits you will probably need a guarantor. If you have pets this will go against you too, generally speaking.

                    If your rent is low for the property, your landlord will be reluctant to make some modernisations such as a new kitchen.

                    If the landlord makes modernisations you can expect a rent increase.

                    There are certain things that a landlord is obliged to repair. I suspect your landlord wants to evict you so he can make the repairs and modernisations to the house so he can relet it at a higher rent. It is easier to make all the repairs when the house is empty.

                    I think you should certainly be looking elsewhere.

                    Comment


                      #11
                      Yes, I understand your point. He already asked for a 26% rent increase before he refused to make any repairs. We are waiting for the tribunal decision regarding this. Modernisations are out of the questions, we didn't asked for this. We just asked for repairs that needed, and because he didn't maintained well his property, now are more issues. The paint on the walls, kitchen furniture, bathroom fittings are from 80's.
                      I wanted to know in case I postpone this inspection until I feel safe to permit it, he can obtain an injunction? And do I have the posibility to argue about it because he refused to do repairs (not improvments)?

                      Comment


                        #12
                        Tribunal? When did you 1st move in it did you succeed to an earlier, relatives,, tenancy?
                        I am legally unqualified: If you need to rely on advice check it with a suitable authority - eg a solicitor specialising in landlord/tenant law...

                        Comment


                          #13
                          Originally posted by Droxi View Post
                          I wanted to know in case I postpone this inspection until I feel safe to permit it, he can obtain an injunction? And do I have the posibility to argue about it because he refused to do repairs (not improvments)?
                          The landlord can obtain a court order to do the inspection, but it's quite expensive and might not be granted (if only because of Covid).

                          You have the right to refuse to let anyone at all into your property (including the landlord) without having to give a reason. That right is equal to the landlord's right to inspect, so their right of entry doesn't overcome your right the exclude them.
                          So you can obviously refuse access for whatever reason you choose.

                          I still think it's a bad idea, the agent isn't likely to do anything that's not legal, and I honestly can't see how they can transfer liability to fix things to you.
                          Something either needs fixing or it doesn't, it's either the landlord's responsibility or it isn't and you either caused the damage or you didn't.
                          It's pretty black and white.

                          But it's not always as simple as it looks.
                          The landlord has no responsibility to mend a fence, for example.
                          They might do it to preserve the value of the property, but it's not a legal requirement.

                          When I post, I am expressing an opinion - feel free to disagree, I have been wrong before.
                          Please don't act on my suggestions without checking with a grown-up (ideally some kind of expert).

                          Comment


                            #14
                            Originally posted by Droxi View Post
                            We installed a new boielr and cavity wall insulation.
                            This is absolutely the LLs responsibility - why did you do this? If the LL believes that if he does nothing you will pay for his responsibilities I can understand why he refuses to do nothing, however wrong that may be.

                            Comment


                              #15
                              Thank you all for your response

                              We chalanged the rent increse to the tribunal, and we are waiting for their conclusion after they inspected the property.

                              I have pictures with the property from when we moved in. And the condition is the same, just with some drawings on the walls. But there were already enough nails in the walls when we moved and the house was left in the same condition from one tenancy to another, so no fresh paint and new fittings from '80s. And also, as I said no inventory was made when we moved in...

                              Comment

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