How often should a letting agent inspect a property?

It seems an obvious thing but it really is absolutely vital that your letting agent inspects your property from time to time. This is important both in establishing relationships with tenants and in solving practical concerns.

Inspections at an early stage in the tenancy are crucial, after all, it is in the first three months or so that problems might occur or expectations need to be managed and the first few months maybe when the tenant needs more support.

Inspections are a way to assess the condition of your property both inside and out and also to ensure that the tenants aren’t breaching any terms of the agreement. Your letting agent will be equipped with the knowledge (including an understanding of the legal implications) of what may be termed a breach of the agreement and also with the necessary skills to deal with such situations.

Visits on a three-monthly basis are common but when you’ve found the perfect tenants and they’ve lived there for a year or so it may be ok to make fewer calls.

What isn’t acceptable are lots of unnecessary visits, for example, as the landlord you may also want to make additional visits yourself throughout the year. If you do this too often could actually be construed as harassment, so it is advisable not to do it. More frequent inspections are acceptable if there is any work being done on the property, or maintenance issues that need sorting out.

• Six reasons your letting agent should visit your rental property
• To assess how the property is being treated.
• Establish a relationship with the tenant.
• Check on maintenance issues.
• See that health and safety regulations are being observed.
• Check to see if any illegal activities are going on.
• Find out how neighbourly tenants are.

What are the guidelines?

The Landlord and Tenant Act 1985, states that landlords have the right to enter the premises to view its ‘condition and state of repair’. Inspections must be conducted at ‘reasonable times of the day’. and you must give the tenant at least 24 hours’ written notice.

If anyone other than you or your letting agent is due to carry out the inspection, that person must be given authorisation in writing. Once the inspection has been carried out a report will be compiled an sent out to the tenant and another copy will be kept on file then if there is any dispute at the end of the tenancy it could be use as evidence that you’ve carried out all your duties as a landlord

Do they need the permission of the current tenants?

A letting agent can’t just turn up to inspect the property, they have to give at least 24 hours notice, unless there’s some kind of emergency, however, they don’t need ‘permission’.

Legally, there are three main rights of entry:

The Right of Reasonable Access

Your letting agent is aware of landlord rights and will know what is meant by ‘reasonable access’. What it refers to is the need to access the property immediately to carry out emergency/necessary repairs.

The Right to Enter to Inspect the State of Repair of the Property

You, or your letting agent can also enter to inspect the ‘state of repair’. Inspections must be carried out at reasonable times of the day. As stated previously, If someone other than you or your letting agent is inspecting the property, you must give notice of inspection in writing.

 The Right to Enter to Provide Room Cleaning Services

If room-cleaning services are offered to your tenant and this is stated clearly in the contract, the property can be entered without permission.

Can the landlord do an inspection?

Certainly. However letting agents have the training and the experience to ensure that inspections are carried out objectively and with a high degree of professionalism. They also understand the law relating to tenants rights and are used to dealing with unpleasant situations.

What if a tenant refuses access?

This is actually something a tenant can do and which requires legal intervention.

Your letting agent will understand that nobody should ever attempt to enter a property when access has been refused.

If you are a landlord in Wrexham, Chester and the surrounding area, Grow Property can manage your properties for you and ensure that regular inspections take place in a professional manner, so please don’t hesitate to get in touch with one of our property experts if you want to find out how we can help.