Last time I inspected property which was in September (they moved into property in August) there were 3-4 black bin liners in garden which were starting to split and i could see contained food and possibly nappies as have young children. I requested they removed them ASAP due to health hazard. The bins were being emptied but were full, so suggested they may need to take to rubbish tip.
I recently text to ask if they had done this, they did not respond.
I said i would be doing an inspection and gave three 3 weeks notice.
They responded they were not happy with the number of inspections and were not available for the whole of the month of November when i intended to come.
They have been difficult tenants in my view from the start, as stating they are entitled to their privacy but initially were quite demanding for me sort out out minor issues which i did immediately.
Any ideas/thoughts appreciated?
K
Write a letter and say you will do a inspection on xxxx and go and knock and if not go in and if they are there you can enter to do your inspection.
If they don’t let you in get a solicitor involved as it may get messy.
Also write down dates, times , conversations and messages etc as this will help when it go to court .
Get rid as soon as you can. These people never get better, they will get worse.
It does sound like you might be being a bit over-zealous. Unless this us a licensed property, any problems with the bins are between the tenants and the Council. Frequent inspections could be seen as harassment.
The times/frequency of inspections may be laid down in your tenancy agreement. It has always been our policy to do the first inspection after 3 months, allowing the tenant that time to settle in and get to know the area. We have had an equally difficult tenant, who said he would call the police if we tried to do an inspection, and our case is currently going through the court process. Not a route I would recommend, by the way.
I would echo to put it in writing to them and also state why you are needing to do the inspection i.e. the state of the property is not being kept up to a reasonable standard and I would also mention the bags of rubbish which are being split open.
It’s definitely a health hazard, and will attract vermin which is potentially another issue for you to sort out and pay for.
If course, bags of rubbish are also a nuisance and health hazard to neighbours and if they have problems because of their unhygienic behaviour you can bet your boots you will be the one they will blame.
I managed to get our tenants and their dirty neighbours a wheelie bin from the council free of charge.
You could also seek advice from Environmental Health at your Council office.
I would speak to the council about it. There is the risk of it attracting vermin.
I spoke to a council guy after I had a similar problem they said its down to you to get him. to put the rubbish out !! Then when I put out a load of bags , a council vehicle from SEFTON COUNCIL merseyside went past and said if I left them all out for the binmen ,there were too many and I would be done for fly tipping! All the best trying to get your council to do something. 1
Am sure Colin is correct in saying the Council will not want to help but if you email you will have something in writing and you’ve evidence that you are doing your duty as a responsible landlord.
I’m sorry to say that if you want high calibre tenants, you need to risk having no income from time to time and charge a high rent. It really does help although it’s obviously not a cure-all.
Another route is to charge a market low rent for comparable properties but vet all applicants personally and DO NOT rely on the opinions of “professional” services of any kind. You need some basic street smarts to prevent these sorts of people moving in in the first place.
I have done this for 12 years and although I have made a few mistakes in allowing the wrong people to do business with in, I have almost entirely got it right by doing everything myself. To be blunt, you are never going to employ a more focussed tenant filter than yourself.
There is an upside to this if you can handle it.
When you get good tenants in a house share, it tends to become self-perpetuating.
Then you just have the small problem of central and local government and the neighbours to deal with…
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They want paying for a special collection…! The council will do nothing over and above the norm for free these days.
Even the council general skip facility in Kirklees Council now charged for anything above one visit per month. They would rather incur additional expense for cleaning up the fly tipping they encourage… Stupidity rules as usual.
Absolutely the tenant’s responsibility to remove excess waste from the property. But you need to ensure you have the correct number of bins to service your property in the first place. Have it written into the Tenancy Agreement in future and then, if need be, remove it and charge them, having given them due notice of that action and costs. Make clear the health and infestation risks, which will accrue further costs to rectify if necessary.
How frequently are you requesting inspections? I would suggest 3-month intervals are reasonable, although 6 months should be adequate’ unless they are not looking after the property or creating a rubbish dump as you note.
Your TA should have the periods and procedures for such inspections, usually written notice with a fair period of advance notice, then you have every right to enter, even in their absence, to conduct an inspection. If you enter outside their presence, I suggest you go with a witness, to verify nothing of their personal possessions were tampered with.
They are entitled to privacy, peaceful enjoyment and prompt repairs, but you are also entitled to inspect your property, at the contracted intervals
You have a big problem here. You need to do your inspections and you need to keep going back. Tenants don’t like being hassled there are lots of valid reasons for visiting. You need them out and it will take awhile so don’t hang around. Maybe meet council person there? Ultimately it will all come back to you to sort out
What has been my experience is, if a tenant detests inspection there is a reason. Either they are owing rent, doing something they don’t want you to know, which could be property alteration, pets, an undeclared occupant, smoking if not allowed or any other breach! You cannot control it by making frequent visits and the only way out of it is by communication and if this is impossible follow the eviction route. A good tenant will be eager to show you how well they are looking after your property and will agree to inspections but again inspections should be reasonably timed.
Hi
I had tenants like these just take the rubbish away yourself it’s better than leaving it if the tenants see some rubbish not cleared they’ll just add to it or use someone else’s bin few would throw it back on the streets, try to stay back they’ll have an issue that’s your chance to get access with the tradesman you could be there because he asked you to be. Trust me if it’s just a few bin bags let it go do it yourself pick your battles not make them. Wink 
I have just remembered that I too was told that the Landlord was responsible for any rubbish the tenants left outside the property!
that is because the landlord is the easiest person for the Council to get at… Landlords are more “fineable” than tenants
Yes! I remember thinking at the time, aren’t tenants responsible for anything these days? As time has gone on, I have my answer!
Apart from the health and infestation perspective it totally ruins a neighbourhood.
Just today i have repaired a wall on a property sold to me by a H assoc. . They own either side of mine You should see the rubbish in their gardens weeds as well. muck in the back entry I cleared my section and slung their left over rubbish back to their side Their maintenance workers are are a discrace. F ing and blinding as they “work” " Riverside " sounds a great friendly name . Anything but.
Where you from Colin ?
I live in west Lancs and have places in merseyside