How Often Can a Landlord Inspect a Property in Watford?
David Clayton posted on 3rd April 2023
If you’re a Watford landlord with new tenants, you might be wondering how often is too often when it comes to inspecting the rental property.
You’ve probably completed all the tenant checks, referencing and other measures to make sure you choose the right person, but you never really know how well your tenant will look after the place until you see for yourself.
While property inspections are an important part of being a landlord, too many of them can feel intrusive to your tenant and even be an infringement of their legal right to ‘quiet enjoyment’ of the property.
We look further into the question of how often a landlord should inspect a property, UK, to help you get the balance right.
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Do landlords have a right to inspect the property?
Yes and no. Landlords do have a right to enter the property in an emergency situation. They also have responsibilities to keep an eye on the property’s condition and maintain it in a proper and decent way. In addition, you may have written the expectation of regular inspections into your tenancy agreement.
However, landlords must give their tenants notice of their intention to carry out an inspection and the tenant must agree to the planned visit. Landlords do not have the right to turn up unannounced when it suits them.
How often should a landlord inspect a property?
When it comes to how often a UK landlord can inspect a property, there are no set rules. As we’ve said, visiting too often could be seen as harassment. But not visiting often enough could mean that issues with the home aren’t identified early enough, leading to major problems later on.
The recommendation usually made is to schedule in visits every three months for relatively new tenancies – maybe with an inspection one month after the tenant moves in to check everything is in order. If your tenants have been in the property long term without any obvious issues, you could reduce your regular visits to twice-yearly.
Do landlords need to give tenants notice of a property inspection?
Yes, and you should do so in writing – whether by letter, email or text. The law says you should give at least 24 hours’ notice and that the inspection must take place at a reasonable time of day. This is the minimum notice allowed. Giving more than 24 hours is good practice as it means your tenants have time to make any necessary arrangements, helping establish a good working relationship. Some landlords and tenants agree on a schedule of inspection dates when the tenancy is signed, which makes things easy later on.
Can my tenant refuse access for a property inspection?
Yes, they are perfectly within their rights to refuse access except in an emergency such as a fire, smell of gas, if the building is dangerously structurally unsound or if illegal activity is suspected.
If your tenants do refuse you access, try to find out why. If the visit is inconvenient, be flexible about rearranging. Remind them that the inspection is for their own benefit as much as yours as it’s a way of checking there are no issues with the rental home that you can sort out. Should they refuse access and a problem gets worse and requires costly repairs, it could be argued that they are liable.
If your tenant continues to refuse access this should ring alarm bells as they may have something to hide. Once they are out of the fixed term of their tenancy, you may decide to use a Section 21 notice to evict them. However, keep an eye on the media as the government has pledged to change legislation around these no-fault evictions.
Does the tenant have to be present at a property inspection?
If they are unable to attend the inspection, and are happy for you to enter while they are out, you don’t need to insist they accompany you, though it might be helpful if you need to discuss any issues. What you can’t do is enter the property while they are out, without their permission – under any circumstances apart from a genuine emergency.
What if a letting agent manages my property?
If you use a letting agent to manage your property, inspections are often one of the services they offer. It is worth checking whether property inspections are included when you sign a contract as well as how often the property will be visited and how the agent will report back to you. The same rules about giving notice and gaining permission will apply.
What should landlords look out for during an inspection?
You need to check that everything in the property is compliant with the law. So, that smoke and carbon monoxide alarms are working and that fire escapes are accessible. Check gas and electrical appliances for damage and monitor the condition of the property, checking items against the inventory. Look for signs of any leaks or drips that could escalate into something worse and carefully check for signs of damp and its causes.
When it comes to your tenants, you need to look out for any breaches to their tenancy conditions. Check for evidence of them keeping a pet, if this isn’t allowed, or of subletting the home. It’s rare, but be especially careful to look for signs of illegal activity – a cannabis farm on the premises, for example. You should also monitor how well they are doing at keeping the home clean and tidy. Poor cleaning could lead to problems with pest infestation.
If you’re thinking of letting a property in Watford, we can help. Our full property management service includes regular checks and we can deal with maintenance and repair issues that come up. Find out more.
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David Clayton
Claytons blog was created to give light hearted but hopefully useful property related thoughts and advice.
David started his career at former family firm, Weller Hill Hubble aged 17. The company was later purchased by General Accident property services and David went on to become their youngest ever manager and Area Director. However, disenchanted with corporate life he decided to return to his old roots and start a personal, service driven Estate agency. In 1991 Claytons was born and has grown into one of Watfords most well known and successful businesses. Outside of work David , who still lives locally is married with 3 children and a cockapoo called Teddy.
