Updating post from Reddit.
Hi all,
I’m not sure if anyone can help with this, but I’m running into an ongoing issue whenever repairs or maintenance are needed at one of my properties.
The tenants insist on being present for any work, i.e. heating repairs or general maintenance. In my experience, most tenants are usually happy to allow contractors access while they’re out, especially if the work is straightforward and arrangements are made in advance.
The latest issue involves both shed doors, which now need replacing. They’ve deteriorated to the point where they no longer close properly – something that hasn’t been a problem in over a decade. The handles were bent, the bottoms of the doors are rotted, and the carpet inside the shed was removed without my consent due to mold.
None of this was reported to me or my managing agency. It only came to light during a routine inspection. When questioned, the tenants claimed they hadn’t noticed the damage and don’t use the shed – but when I visited, I saw some of their belongings stored inside.
I’m particularly concerned because the doors not closing properly could eventually lead to internal damage. However, every time I try to book my carpenter to sort this, the tenant refuses access unless he’s home – even though the work is entirely outside. The carpenter doesn’t need to enter the property or even use power from the house.
This has caused unnecessary delays, and the tenant works shifts, so aligning schedules is proving very difficult.
On top of that, I also need to address a separate issue with the bathroom ceiling, which has deteriorated due to a lack of ventilation. I was also planning to upgrade the bathroom altogether – new toilet, bathtub, and pipework – especially as the drains have blocked twice due to hair, which the tenants deny is theirs. Regardless, I just want to get it redone.
But again – how is this possible if they insist on being home for everything? A bathroom refurb is a 4–5 day job, and I can’t realistically work around their schedule. That’s simply not how tradespeople operate.
I’m currently reviewing the tenancy agreement, but it’s not very clear on access rights in these situations.
Has anyone experienced this before, or can anyone offer advice on how to proceed?
Thanks in advance.
EDIT: For clarity, this is a bricked outbuilding. The shed doors have been perfectly fine for the last decade. Only in the last few months have they become significantly damaged with the handle completely bent upwards.
No access on the contractor's schedule = no repair. Give them three chances and cancel the work due to non-cooperation.
Tenant too difficult? Serve notice to vacate. No point giving them a "shape up or else" spiel because if they are tricky they will start reporting everything under the sun and it could be more costly, then your notice may seem reciprocal or whatever the council calls it... revenge eviction.
I am a landlord and a tenant. I also insist on being present. I can decline and there is nothing a landlord could do except start evicting. So what do you do? You work around the tenants.
Regarding the shed, the responsibility for tracking repairs and deteriorating condition is ultimately yours. Unless it’s something that brings a higher rental I would be managing it decline and not incurring a cost in repairs.
Regarding the bathroom I would minimise the work that needs doing until a change of tenancy.
There is a possibility of you being present to facilitate the work being undertaken. Maybe the tenants would trust you being around without their watchful eyes.
Well, that's the point. I have been tracking the repairs and have been checking the property every few months. Those doors have been there for over a decade with no issues. Then suddenly, over a few months, the bottom falls off, and the door handle becomes bent. Sounds bizarre. The previous inspection was fine.
Then they keep claiming they don't use it.
Contractor once stole a reasonably expensive (relative to my income) watch from me. Landlord didn't give half a shit and tried sending the same people back for another job. So now I make sure I am present if anyone needs to enter.
That being said, I'm not in the way.
Ironically, you are complaining that they removed carpet from a shed (who the fuck puts carpet in a shed) because it was moldy. Perhaps you should be asking why you, the landlord, allowed it to get to a state whereby it was growing mold, rather than complaining about general wear and tear.
The job is outside, and the contractor won't be entering the property. He'll solely be in the garden.
These are people I know and have trusted for years. They've worked in multiple properties.
You've had bad contractors. They're not all like that.
Nothing should be removed as per my contract. It got mouldy because they were not shutting the doors, allowing water in. PS, this is a fully bricked outdoor shed (building). Not a wooden one - just for clarity.
Surely you would let the landlord know "hey your shed door isn't shutting anymore." Instead, we won't say anything and let the situation worsen in a very small amount of time, considering the doors were fine a few months back.
Yeah fair enough, they really don't need to make everyone's life difficult then. If it is inside, different story, but outside, you're not wrong to think they're being difficult.
Apologoies if that was clear and I missed it.
Simple. Keep good records and don't fix the stuff if you can't. None of this work sounds essential and if the place is louder than it would be that is clearly what the tenants want.