Periodic inspections of your rental property are an important part of being a London or Essex landlord. While they may feel like another chore, they are vital for checking that all’s well in the rental home.
You aren’t legally obliged to carry them out – and your tenants aren’t legally obliged to let you in – but periodic landlord inspections can help you fulfil your duty to keep the property in a decent, well-maintained condition. Picking up issues early and maintaining a good relationship with your tenants is worth it, and could save you money and hassle later on.
Whether you rent out a flat to young professionals in bustling Hackney, or a family home in Dartford, our guide can help you to get the most out of your regular property inspection.
Why Are Periodic Inspections Necessary?
As a landlord, there are rules, but you do have the right to enter the property to inspect its condition or carry out repairs – and it’s also a valuable opportunity to check up on things. You’ve thoroughly inspected the property, pre-tenancy, setting out a detailed inventory of all fixtures, fitting and furnishings. You’ll visit again at the end of the tenancy too, to make sure things are in a similar condition to when your tenants moved in.
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You or your property managers should also inspect during the tenancy to ensure that it meets the standards set out in the Fitness for Human Habitation Act. It’s your chance to pick up on maintenance or safety issues early, and keep track of wear and tear. You can also check that tenants aren’t breaching the terms of the tenancy agreement.
What To Look For During Your Landlord Rental Inspection
You should consider pulling together a landlord rental property inspection checklist with details of everything you need to cover, including:
1. Statutory Inspection Checks
Rental property inspections are a good time to check your property’s gas and fire safety to prevent health and safety issues. You are legally obliged to conduct a gas safety check annually, which must be done by a professional. But you can check that the hot water and heating are working during your periodic rental inspection.
Fire safety is an important duty for landlords. Landlords must arrange an Electrical Installation Condition Report (EICR) every 5 years, but you can check for damage to sockets or light switches. Deteriorating appliances can also be dangerous, so ensure they’re all working well – an annual PAT test can cover this. Look for fire hazards such as overloaded sockets, and items blocking escape routes and fire doors. You can also check that smoke alarms and carbon monoxide detectors are working, and change the batteries if needed.
2. Changes To The Condition Of The Property
Maintenance issues should be a priority on your landlord property inspection checklist. Staying on top of repairs prevents your property deteriorating over time, and helps you to meet your legal duty to provide a safe and hygienic living environment for the tenants. The Renters’ Rights Bill and Awaab’s Law make it more important than ever for landlord to make sure their properties are well-maintained.
Inspect for signs of damp and mould, and evidence of pests. You should also check the plumbing to identify internal leaks. Run the tap to test for a blocked sink, check for dripping taps, toilets and leaky showers, and look for damp patches. Don’t forget to inspect the bathroom tiles and sealant, and test the extractor fan to combat condensation.
Check gutters and roofs for damage as well, to catch external leaks early. At the same time, assess the exterior of the property including the windows, doors, and if you have outdoor space, any paths, patios, fences and gates.
3. How Clean Is Your House?
Check the overall cleanliness of the house. Does it smell fresh, and are the floors clean? You can’t expect it to be completely spotless, but look for signs of neglect – like food left lying around or unwashed dishes in the sink, which could lead to pest infestations. Speak to the tenants about this early on. You may not be able to evict them for lack of cleaning skills, but it’s a factor to consider before you renew the tenancy.
4. Check For Signs Of Subletting
Unauthorised subletting has legal implications, so when you access the property for landlord inspections, look out for signs of ‘beds in sheds’ or more beds than tenants. If your tenants are keeping beds, mattresses or blankets in outbuildings or spare rooms, they may be subletting for profit. But beds aren’t the only clue. Has a key safe been fitted without a convincing reason, or do the neighbours see your tenant’s ‘guests’ constantly entering the property?
5. Do Your Tenants Smoke In the Property?
Most rental agreements ban tenants from smoking to avoid the risk of burns, discolouration, and the distinctive smell. Look out for yellow nicotine stains on the walls or more alarmingly, burn marks on furniture. The smell of smoke is a quick giveaway, particularly if you are a non-smoker – consider that strong air freshener may be masking the scent.
6. Are Tenants Keeping Pets Without Your Knowledge?
Scratches and pet hairs in the home, and signs of animals in the garden can all indicate that your tenants have pets. Be aware that the laws on pet ownership are changing in favour of allowing suitable pets where the tenants’ seek permission. The Renters’ Rights Bill is expected to prevent landlords from issuing a blanket ban on pets in rental properties.
7. Are Your Tenants Up To No Good?
It’s unlikely you’ll find that the premises have been turned into a cannabis farm or brothel but it does happen, despite tenant screening, so be on the lookout for any signs of illegal activity. Report any concerns to the police.
Property inspections aren’t just about you catching your tenants out and looking for signs of breaches in the tenancy lease agreement. They also offer a chance to chat to them and pick up on any concerns or questions they haven’t got round to asking. Show them that you are involved and approachable and keeping the good ones onside, so they’ll stay with you long term.
Giving Notice Before A Landlord Inspection
The law says that your tenants are entitled to enjoy ‘quiet enjoyment’ of the property. This means that you need to give them space to get on with their lives without popping round all the time.
While the Landlord and Tenant Act 1985 states that you have the right to enter the premises to view its ‘condition and state of repair’, you must give your tenants at least 24 hours’, written notice first and your proposed visit must be at a reasonable time of day – your tenants must also agree to the visit. If your schedules aren’t compatible for property inspections, you can enter the property without the tenants present, but only by sending a letter and getting their express agreement.
How often should a landlord inspect property?
For new tenancies, quarterly inspections are about the right frequency, giving you the chance to pick up on any issues quickly enough. In general, how often a landlord can inspect a property is every 3 months (at most). Anything more than every three months could be seen as harassment by your tenants – and used against you in any dispute. Once the tenancy is established, and you know your tenants are looking after the place, the annual number of property inspections can be scaled back.
Create Inspection And Inventory Reports
It is a good idea to produce a report of your property inspections for your tenants – and to keep for your records. This can act as a reminder of minor points you want to raise. It can also serve as evidence that you took action on a repair or brought an issue to the tenant’s attention.
When the tenant moved in, you or your property management service should have compiled a move in inspection inventory report covering the presence and condition of everything included in the property, along with photographic and video evidence to prove it. Along with your check-out report, this is possibly the most important document you’ll produce as a landlord. Your regular reports and move out inspection report should also reference the condition of items at check in if damage has occurred.
Prepare a rental inspection checklist in advance to keep your checks consistent. You can use a landlord inspection checklist or make your own – you may want to include a room-by-room list, including:
Signs of damp and mould
Stained carpets or walls, broken windows or other property damage
Lack of cleaning or garden maintenance
Indications of pests or infestations
The condition of white goods, small appliances and furniture you have supplied
You can use the landlord inspection checklist as the basis of your report if you need to evict the tenant for breaking their tenancy agreement, or withhold some of their security deposit.
Inspection Clauses In Tenancy Agreements
Most standard tenancy agreements include a clause saying that you reserve the right to inspect the condition of the property, subject to giving 24 hours’ written notice. While this doesn’t add much to what the law already says about your responsibilities to maintain the property, it is a good idea to make sure your agreement includes the clause – in case you end up in a dispute with your tenant.
What If The Tenant Refuses Entry?
Most tenants will allow you entry to the property – it is in their best interests to keep you sweet and give you the opportunity to make good any issues which could impact on them. They may refuse, however. Maybe they have something to hide, from undisclosed pet to that cannabis farm – or a simpler reason. Your tenants may be protective of their privacy or it just may not be convenient. In case of the latter, do everything you can to accommodate them.
As a last resort you may be able to apply for a court order to grant you permission. You could evict them using a Section 8 notice, if allowing access for inspections is a clause contained in your tenancy agreement. Or you could ask them to leave at the end of the fixed tenancy period using a Section 21 notice – bear in mind the government has pledged to remove this eviction route during the current parliament.
If you are a new landlord in Barking and Dagenham or Newham, we can help you understand the tricky aspects of letting property – and help you compile a landlord inspection checklist. Contact us to find out more.
I began as a junior apprentice in a corporate estate agents in 2006 have been working in the property sector since, so over 14 years of experience. I have worked in a range of industries from Property sales and lettings, to construction, development, commercial sales and lets as well as facilities management and maintenance. I have a degree in Economics, enjoy keeping fit and healthy, support Man Utd and have a young family.
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