When could LLs start arranging viewings?

[jpkeates]

Just a quick question: Suppose one month notice has been given to the T, when could the LL start bringing in prospective Ts for viewing?

In practice, whenever the tenant agrees to a request from the landlord or agent.

Because if the landlord/agent can't show people round before you move out they'll lose money,
they'll be keen to do it as much as they can as early as they can.
Because it's your home and you don't want people wondering through it or being pressured to keep it tidy,
and there's nothing in it for you, you'll want it done as little as possible or not at all.

Ideally a civilised discussion can be had, and a limited number of viewings arranged at convenient times.
This is not always possible as the incentives for both parties are different
(and, as a personal observation, most letting agents don't know how to instigate a sensible conversation with a tenant).

[Lawcruncher]

It is a bit tricky to get the drafting right. The new government tenancy agreement goes some way to addressing the problem but still does not cover the position once an SPT arises.

[elniinio]

I had to deal with this earlier in the year for a friend. She had gone SPT, received a s 21 (invalid but not relevant) and in the TA she had agreed 'to permit viewings during the last 8 weeks of the tenancy'. LA was being very aggressive in trying to arrange viewings at first, but backed off once they realised they were wrong.

[theartfullodger]

c.....The bit about 'last 28 days of the tenancy' can also be a bit misleading if it is in the contract depending on the wording, as the last 28 days is only known in the case of the tenant serving a notice to quit or when you have a bailiff date - a s21 remember does not end the tenancy. ....

Very good point elniinio... Never thought that one through: Although it could be argued that as any periodic, month-by-month, tenancy is a "new" one then the last 28 days is certain... Shame nobody will ever bring a test case... I suspect...

[elniinio]

chrislo - if you haven't agreed to viewings in the tenancy agreement then you can now agree what you like with the landlord or agent. What you do depends on what you want. As others have suggested, if you are on good terms with this landlord and want a good reference, you might be as well to agree to appropriate viewings. However, if you're not on good terms or don't care about the reference then you can refuse any viewings. The bit about 'last 28 days of the tenancy' can also be a bit misleading if it is in the contract depending on the wording, as the last 28 days is only known in the case of the tenant serving a notice to quit or when you have a bailiff date - a s21 remember does not end the tenancy. Have you served a notice to quit yet?

[pokmo]

Most written tenancy agreements have a clause in them about viewings, often during the last 28 days of the tenancy.

[islandgirl]

why not say that you will accept viewings only on a certain day and time during last month (eg Sat at 2pm till 3pm for example)?

[chrislo]

Sorry, I missed mariner's question earlier. The LL gave it to me.

I guess I'm not too concerned about getting a good ref - from experience, some friends of mine with bad ref (and even without any ref at all) still managed to get flats so I'm not sure how crucial a good ref is...

[theartfullodger]

Who gave notice to whom, please?

[chrislo]

There is nothing that gives a landlord permission to do viewings without the agreement of the tenant.
Also, you say one months notice has been given, what type of tenancy do you have?

Sorry, typo. It's a 2 month notice.

[mariner]

Who gave Notice you or LL?
Will you hope for a good ref from this LL?

[thesaint]

There is nothing that gives a landlord permission to do viewings without the agreement of the tenant.
Also, you say one months notice has been given, what type of tenancy do you have?

[Wannadonnadoodah]

It's down to you at the end of the day. It's your home but the LL's house. If you don't allow viewing s then be prepared to get notice to leave served on you as a consequence, which wouldn't be much of a consequence as it stands. You can block access to your home and stipulate when you want the viewings to take place if you want. The ball is in your court although it won't feel like it when the LA starts to put the pressure on.

[chrislo]

The agreement doesn't specify when viewings can take place.

I'm a tenant.

[thesaint]

What does the tenancy agreement state?
Who are you?