The Landlord keeps coming into the property what can I do?

In all of my years as a letting agent in Bristol, one of the most frequent questions i have been asked is ‘What can I do about the landlord who keeps coming into the property unannounced and without notice’

As a Lettings Manager for various agencies in Bristol and now principal partner in Igloolets, I have always regarded tenants as people who rent a home not just a box, and that they have rights just as well as obligations.

For me one of those tenants rights is 24 hours notice of entry. I would have to say that, if you have an agent looking after the property on a landlords behalf, it should not happen, as it’s a fundamental part of any agents education to know this part of Property Law.

However, in the real world I know it does happen, especially with Landlords who look after properties themselves. Often Landlords are Landlords and do not appreciate the many aspects  of law they should be aware of and comply with. That’s why more often tenant opt to go through a letting agency that actually manages a property.

So what to do if you find yourself in this type of situation.

It’s quite simple really, ASK HIM TO STOP! But make the effort to follow this up by a letter. Stating that all further visits to the property by him or his agents (ie workmen) must be agreed in advance by at least 24 hours. MAKE SURE THE LETTER IS DATED and keep a copy.

If the situation continues, complain to the tenancy relations office at your local council, who will contact your landlord and notify your landlord of his obligations.

Dont forget however, that your Landlord is entitled in law to enter the property to inspect it and carry out essential repairs. BUT only after giving you notice, as to when and roughly over a certain time scale, if the works are not a short term project.

It is in your interests tho often to co-operate, especially with regarding matters of Health and Safety such as the annual Gas Safety check

There is never a time you should feel intimated by your landlord, and if you do you should insist that all future visit and inspections are at a time of your choosing so that you can have someone with you

As a last resort and I do mean as a last resort 6. If your landlord (or his agents) continue to enter the property without your consent after you have asked him to stop, consider changing the locks, particularly if you are a woman living alone and are frightened. Many tenancy agreements will prohibit this, however it will be difficult for the landlord to complain about it (eg in court proceedings) if the locks have been changed because of his conduct.

If you are considering making a complaint, start keeping a diary of events. Write things up as soon as possible after they have happened and try to quote the actual words used in conversations.

Sadly, If your agent is the guilty party, and they are a member of a professional body such as ARLA, you can report them to their respective professional organisation. You could also consider contacting the landlord direct to complain as he may be unaware of his agent’s conduct.

When all is said and done, its easier to discuss this matter, and find a common ground to move forward. It is often in everyone’s best interest.

Rents in Bristol fall in the final quarter 2010

Despite the overall price rises of rented accommodation through the UK, caused by the current economic situation, and first time buyers having to rent instead of pruchase, because secure realistic mortgage funding is still currently unavailable.  Bristol as a whole according to recent figures released by RentRight.co.uk show that overall rents have fallen slightly. With the exception of 2 bed properties. As can been seen from the figures set out below.


Property Type: All Property Types in Bristol
Average Rental Prices for September 2010: £758
Average Rental Rates for October 2010: £744
Average Rental Prices for November 2010: £668






Property Type: 1 bedroom homes and apartments in Bristol
Average Rental Prices for September 2010: £547
Average Rental Rates for October 2010: £542
Average Rental Prices for November 2010: £542












Property Type: 2 bedroom houses and apartments in Bristol
Average Rental Prices for September 2010: £680
Average Rental Rates for October 2010: £683
Average Rental Prices for November 2010: £687












Property Type: 3 bedroom properties and flats in Bristol
Average Rental Prices for September 2010: £782
Average Rental Rates for October 2010: £789
Average Rental Prices for November 2010: £775

9 Great tenant tips

Renting your home can be full of potential pitfalls so we've rounded up nine things tenants need to know to help avoid a financial disaster.

Having spent most of my adult years as a tenant, I've had my share of bad experiences - landlords snooping around my bedroom, flatmates breaking contracts and worst of all, a mice infestation!

On top of all that, there are insurance and gas and electricity bills to consider. Here are our nine tips that should make life a little easier for tenants.

1. You can save before you move in

Once you have decided on a property, it might be worth negotiating to see if you can get a better deal on your rent.

Remember, the landlord may be keen to fill the property and accept a lower offer than the advertised rate. In fact, I once got £100 knocked off the monthly rent by trying my luck.

If you're using an estate agent, remember to ask about their fees. If you don't, you could end up with a whopping expense on top of your moving costs. I've forked out as much as £300 in the past.

2. Bills are everyone's responsibility

If you're renting with other people, it's a good idea to have a system in place to manage household bills.

If one person is constantly paying more than their fair share or chasing other people for money, it probably won't take long for resentment to set in.

You might want to thinking about setting up a current account dedicated to your bills and having each tenant transfer a set amount of money each month.

If you pay your bills by direct debit, you should always keep a healthy balance in the account in case a bill is higher than expected. If you go overdrawn, you could be hit with a fee. Otherwise, you might want to open an account with an overdraft facility so you're prepared for unexpected costs.

3. Don't rely on your landlord to insure you

You should never assume you will be covered by your landlord's existing insurance policy. Landlords are usually responsible for insuring the building and any fixtures but the tenant will need separate cover on items that belong to them.

Without contents insurance, you could lose everything you own should your home be flooded or broken into. You should check out Endsleigh Insurance can for a really competative quote on student and professional contents 

4. Switch and save

When you move into your new digs, it could be a mistake to stick with the same gas and electricity providers the previous tenants used.

Utility companies' tariffs can vary enormously and you could potentially find a much more attractive deal elsewhere. In fact, you could save a massive £430* a year by finding a better deal on your gas and electricity suppliers. One of the easiest ways to shop around for gas and electricity suppliers is with an online price comparison site.

Remember you should always check the gas and electricity meter readings when you move in so you don't end up paying for a former tenant's usage.

In addition to utilities, it's also a good idea to hunt down the best deal on broadband and digital TV packages when you move into your new home.

5. Your deposit is protected by law

Some unscrupulous landlords seem to think they have a right to keep your deposit when you move out by pretending you have damaged the property when you have not.

To learn more, visit the Directgov website.

6. Inventories aren't always what they seem

It's crucial you make a thorough check of your landlord's inventory before you move into the property or shortly afterwards.

If something isn't in the condition your landlord has described, you should point this out as soon as possible. If you don't, your landlord could claim that you have caused the damage and attempt to deduct the cost of the repairs from your deposit.

It's also a good idea to take photographs to prove the condition of the property when you move in. These could be invaluable if you and the landlord have any disputes about damage to the property in the future.

7. Flatmates can let you down

A joint tenancy can be a huge commitment so you should make sure you trust the people you're sharing with.

If you have a joint tenancy, you will share responsibility for the rent. This means you could be left liable for the entire amount if your flatmate suddenly decides to move out or defaults on their share.

Before you move in, it's sensible to go through the contract with a fine tooth comb and find out what would happen if your flatmate did let you down.

8. You don't have to put up with nuisance landlords

Under the law, a tenant is entitled to 'quiet enjoyment' of the property without interference from the landlord. This means your landlord can't constantly come round without giving you suitable notice (usually 24 hours).

And if your landlord behaves in a threatening or aggressive way, you are entitled to report him or her for harassment.

9. There are people who can help

If you are having problem with your landlord or any aspect related to your tenancy, there are organisations that can offer you help.

The Citizens Advice Bureau can be an invaluable source of support and there are groups dedicated to helping people resolve their housing problems such as Shelter. Furthermore, many local councils have a support service for private tenants.

If you have any great tips you would like to share, that would be brilliant, why don't you leave a comment on the bottom. We will publish them on the next blog