Final inspection with confrontational tenant – should I attend with agent?

Reply to the comment left by Alison Walker at 11/11/2024 - 12:21
Thank you for your feedback.

You do not need to attend - and you should not. The more independent the process is the better. A final inspection should be straightforward enough for the agent to carry out. But discuss with manager and agent so everyone is clear on what you are expecting and what they envisage doing. Also, you have the final check out at the actual time of the tenant leaving. Inventory clerks (good ones) will know that using the original inventory and any update of condition recorded at the inspections will objectively record any issues.

Don't go!

What's the quality of the initial inventory & schedule of condition? If it's basic, then it's basic and might not serve you well.

If it's reasonably comprehensive, you could potentially call an inventory company from the AIIC directory in your area for help with comparisons with the condition at tenancy start and the findings in January. An independent inventory clerk could be accompanied by the best placed person from the letting agency.

Leave the inventory clerk to agree what's wear & tear. If there are areas that are in need of the tenant's attention for cleaning, this could be highlighted to the tenant as a requirement prior to the final check-out. Remember: tenants can live in dirt if they like (up to a point where it doesn't cause property neglect). The hope is that they take their dirt with them when they go!

It just might be useful/less stressful if an independent person could lead on the inspection. Levelling out the expectations on both sides regarding the returned condition should be a bonus, I'd think.

Good luck with however it goes.

We have a standard outgoing document that we issue to tenanst prior to their vacation. It includes things like:
all landlords items to be placed where shown on the original inventory
the tenant is to leave nothing behind
property to be cleaned
bins to be emptied
pictures to be removed and damage made good

etc., etc.

Unfortunately bad tenants will ignore it, although most will make some sort of effort. Tenants leaving things behind ("in case the next person wants it") is a real bugbear of mine - no we don't want your crap. It costs us time and money to remove!

Reply to the comment left by Londonlandlord at 11/11/2024 - 12:53
Thank you. Yes I will arrange an independent clerk to complete the check out.

Reply to the comment left by LordOf TheManor at 11/11/2024 - 15:00
Thank you.

I agree with everyone, don't go to the inspection. While there has been lots of good advice here. I wanted to reign in your expectations.

It may be that the service you get from the agent is just standard. The behaviour you describe from the tenant isn't great, but it's not the worst I've read either and at least they're paying rent. An agent is practiced at doing what is needed while respecting the tenants right to quiet enjoyment of the property.

I'm not sure how much a specialist inspection will cost, but will it really be worth it? Bear in mind that some tenants just stop paying rent when you give them an eviction notice, so their deposit may just be put towards that.

You also might find the renters rights bill comes in before your eviction. Perhaps there is a chance they will honour existing S21 notices or perhaps not. If you can't use S21 you will be evicting using section 8 in order to sell. If I remember right this needs 4 months notice.

I hope you and the tenant get a decent outcome

Reply to the comment left by Phil rosenberg at 12/11/2024 - 08:01
Thank you. I appreciate your feedback. Although I will ensure everything possible is covered during the inspection tbh I will be happy to move on and get the property back. I’ve be advised tenants can stop paying rent when they receive s21 surely if this is the case I can then issue s8 and this is where I can also support this with discretionary grounds - unauthorised dog etc plus the tenant would receive CCJ for not paying which I imagine would then be difficult to rent again.

Thank you. Im updated weekly with RRB and been advised serving s21 in March should be ok (I’ll be very unlucky if not, fingers crossed) if it’s looking likely. I will serve early. With the term ending 27/5/25 if served end of January, this would still give 2 months left on the s21.

Have I missed anything??

Allison, your agent is incompetent. Do not ever use them again.

Your paying for a fully managed service, you should not have to babysit them at viewings.

I don't wan't to say it but as mentioned earlier.... why did you accept an 18 month tenancy? I guess it's due to the incompetent agent?

This said, looking at how incompetent your agent is, I'd probably show up at the final inspection, and I would not trust them.

Take lots of pictures and probably go through MCOL to get paid for damages if its worth it.

If not too bad, I'd probably just take the hit and either be more careful with the next tenant or sell the house.

I guess it depends on your circumstances.

I'm in a better position than most people so would probably just drop it and be thankful for the money already received. But if they decide to just stop paying rent I will peruse them to the ends of the earth and ruin their credit score to stop them doing it to another landlord.

I can be the nicest landlord to anyone that respects me and my house but I believe in making tenants that think its OK to trash the house pay up. In 30 years, I've only had 1. And in a couple of years time I;m going to chase them for trashing my house. There was no need to punch holes in all the doors and totally trash the house.

I never asked them to leave even though they behind with rent. They were just evil tenants. Oh how I wish that there was a bad tenant database.

Reply to the comment left by Desert Rat at 12/11/2024 - 12:13
Thank you for your advice! As ever, I’ve received great feedback and there is lots to consider!

The damages sound horrendous. Sorry to hear this.