Can I refuse viewings or photographs being taken?

Hi Samantha

I don;t think your concerns are unreasonable; as others have said you have the right to quiet enjoyment. Your tenancy may well refer to you doing viewings, but it would be difficult for a landlord to enforce and, even if you agree there do need to be limits as to numbers and times.

In my agency days we always agreed with existing tenants that we would do a mall number of viewings at agreed times; we never had free range of houses which are occupied. If a tenant did not want photographs taken we did not take photographs. We always worked hard at maintaining relationships with our tenants until they had left.

Where we had landlords trying to compel us to do viewings beyond what we felt was reasonable we always spoke openly with both parties to try and agree as much as we could but reminding landlords that the tenant could refuse outright (irrespective of the tenancy clauses). I am landlord myself so know the score, but some landlords do want their cake and want to eat it.

I suggest you outline your concerns to the agent and set out your ground rules (without seeming too unreasonable). A good agent will listen to you and act accordingly.

Hi Samantha - there does appear to be an inordinate number of viewings, which is perhaps the instigating reason for your post. As mentioned by many other respondents, it not unreasonable to limit the number and times of availability, and to decline photographs (which with the amount of interest apparently being shown not a deterrent). The time to have taken "updated" photos was before you moved in, not relying on a much older set. Allan

Does any of this ring true?

I’m sorry that you have had to endure some negative posts. It sounds like you have tried to be helpful. I can only say what I would hope to get from my tenants; a couple of days a weeks for viewings, including an evening and a weekend day. Photos perhaps of some rooms - with agreement from you in advance.
Communication is key.

Hi Samantha
The truth of the matter is, you have the right to be as difficult as you like with your landlord. If you wish to refuse viewings, then that is your right. If the property doesn't let, then that's the landlord's problem I guess.
The only slight problem with this is when you come to look for another property. Will your new landlord want to reference you? Like hell they will! And who will they ask for a reference? Your previous landlord who you have put through absolute hell totally unnecessarily for months. So what do you do? You'll now have to find a new home with a landlord who isn't bothered about your past behaviour or who won't ask. Good luck with that as there are not too many of them left.
If you are so concerned about the old photos, why won't you let them be updated? Doesn't make sense.
If there was to be any advantage in you being difficult, i.e. you would be able to stay in the house longer, I could almost understand, but you are being obstructive for no reason. You've set a date to leave, so surely it isn't too much to ask for you to come to a reasonable arrangement with them landlord and agent? Then you wonder why rents are going up. It is because landlords are leaving the market as they are sick of dealing with tenants like you.

Your tenancy ends mid-July so they can only have started viewings after you gave your notice in mid-June, that is only two weeks (not a few, although it may seem like it). If you have had that many viewings then photos are not the issue and I would expect a let quite soon (unless the flat is found disappointing) in which case the viewings will end. If I were your landlord I would be asking why all these viewings were not resulting in a let. If it's because the property needs attention, I would wait until you move out. Obviously they are anxious to turn around quickly but without knowing what the property looks like it's diffcult to make a judgment.

Samantha,
You do indeed have the right to quiet enjoyment and nobody can insist on entry if it doesn't suit you. But have a look at your agreement. If the contract includes a clause that permits viewings, and you refuse them then you will be in breach of the contract.
It would be unusual for a landlord to sue you for such a breach, but there are unusual landlords, just as much as there are unusual tenants.
It might be that a court would find in your favour, that your right to quiet enjoyment overrides your contractural obligations. But it might also be that a court would find against you, in that a few viewings did not amount to a breach of your quiet enjoyment.
Neither party is likely to want the risk of the huge legal fees that this would entail. But to be on the safe side I would urge reasonableness by both parties.