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How often can a landlord check property?

  • 27-10-2022 6:38pm
    Registered Users Posts: 26 oneday2day

    We have been renting for nearly a year, we get on well with the landlord, but we have had a few issues. We were storing a lot of stuff from our old business there, he said we could not do that as the kitchen and 2 of the 4 bedrooms were packed with stuff, we had nowhere else to put it. He said that was not his problem, oit would attract rodents and would be a fire hazard. He gave us 6 weeks to get rid of it, so we did, we sold it at flea markets etc.

    Everything was fine, our immersion broke, he paid a plumber to fix in within 24 hours, he has put new flooring in the sitting room, he lets us keep a dog. We were late with the rent once, he said that if it happened again, he would be issuing us a warning, so we always pay on time now.

    Myself and my wife were having a hard time for a few months and my wife lost her job. We started a business and we stored a lot of the quipment in the house, and did a lot of the work in the house. The landlord came to do a check, the place was messy and the rooms and kitchen full of stuff. We have dameged the counter tops and kitchen cupboards, because of not drying up spilled water etc.

    The landlord got very angry, he gave us 5 days to get the place organised or he would issue a termination notice, apparently he would also not be covered by his insurance as we were using the residentilal property for commercial purposes. We bought a shed to put the stuff into, and cleaned it, he seemed happy with that.

    Now he wants to do a check every month, he gives a weeks notice, and a day/time that suits us, but this seems a bit excessive.

    Is he allowed to do this?


  • Registered Users Posts: 2,685 ✭✭✭accensi0n

    I would say anything more than 4 times per year is excessive, that was the most frequent I ever had.

    Just out of interest, why had you not been cleaning up spilled water? You must have know it would cause damage/rot?

  • Registered Users Posts: 1,641 ✭✭✭nothing

    If you have a lease, it might be written in there. If not, RTB recommends once every 3 months.

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  • Registered Users Posts: 26 oneday2day

    Thanks for the replies, initially he had said he would only inspect every few months, but said if we wanted to stay, he would have to do it every month after the problems. I know he only checks his other properties every 3-4 months.

    The water damage to the counter was from us just letting things slide, we got a bit overwhelmed. He has to travel 3o minutes each way to check the property. but it's still annoying.

    I can see what he is worried about, but still. I can see where it's recommended to view every 3 months, but theres no law saying more often is against the law, only that notice needs to be given.I guess I'll keep looking.

  • Registered Users Posts: 1,369 ✭✭✭JustJoe7240

    What is your issue with him inspecting?

  • Registered Users Posts: 7,427 ✭✭✭GerardKeating

    If they "find" something everytime they inspect, then maybe they should be inspecting more often...

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  • Registered Users Posts: 2,517 ✭✭✭endofrainbow

    He's given you an inch and you've taken a mile. He sounds quite decent but as you've admitted, you've taken the p&ss on more than one occasion.

    Shape up or ship out.

    Post edited by endofrainbow on

  • Registered Users Posts: 1,678 ✭✭✭ballyharpat

    You signed a lease to maintain the property, it sounds like you are in breach of the lease for lots of things.

    If there is any more damage, or anything goes wrong with the property, yhere have been cases where the landlord is held responsible , because he did not carry out inspections. In this case, he knows there could be issues, so if it went to court and he were trying to get money from you, then, the judge would/could say, you knew they were problem tenants, you did nothing about it. The same with rent, I believe, if a landlord allows tenants to pay late, then they have set a precedent and it's difficult to lay down the law of contract when the landlord had been lenient in the past.

    If I were ye, I would maintain the property, be nice to the landlord, and be grateful that he left ye stay. If you had done any of these things in the first 6 months of the lease, then he could have given you notice to leave, most landlords would have.

    Are ye paying market rate or below market rate rent?

  • Registered Users Posts: 494 ✭✭anndub

    He requested once that you don't store commercial equipment on the property and then within a year you did it again while also operating a business from the property. You've missed rent and also caused completely avoidable damage. It's really not difficult to mop up spilt fluids and being overwhelmed isn't a valid excuse. It's a 2 second job

    You honestly don't sound like the easiest if tenants so with the way things are in the rental market if I were you I'd keep my head down, live by the rental contract you have and put up with the inspections. They really shouldn't be that cumbersome if you're keeping the house well. I doubt he's going to persevere with them long-term if you show yourself to be a decent tenant in the short-term.

    Wasn't your fiance living and working in Hong Kong up to very recently?

  • Registered Users Posts: 894 ✭✭✭herbalplants

    I think your landlord has been extremely reasonable with your act. You owe it to him! He is right to want to see the house every month

    Living the life

  • Registered Users Posts: 16,245 ✭✭✭✭astrofool

    I think the landlord has been more than reasonable and probably a bit soft in not issuing notices already given another tenant could be got fairly quickly.

    However, the question seems to be more in the legal sense, and it doesn't seem to be defined anyway other than the RTB giving a recommendation, at what frequency would the landlord be in breach of their responsibilities? (regardless of what the tenant was up to) Could the tenant argue that the more frequent inspections prevent them from having peaceful habitation of their home?

    Inspections and access | Residential Tenancies Board (

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  • Moderators, Society & Culture Moderators Posts: 32,274 Mod ✭✭✭✭The_Conductor

    How often can a landlord check the property? As often as is necessary. The RTB have stated in tribunals that inspections at less than 3 month intervals show neglect on the part of the landlord. Most landlords and tenants would not consider 3 monthly to be a minimum- rather a maximum- and lots of rental properties are only inspected annually.

    OP- I'm sorry- but you make yourself sound like an absolute nightmare tenant- and if I were your landlord, I'd have ended the tenancy (running a commercial business alone from the property would have justified ending the tenancy). You seriously need to cop the hell on.

  • Moderators, Society & Culture Moderators Posts: 36,369 Mod ✭✭✭✭Gumbo

    Based in the events you’ve described in the OP, you are a very high risk tenant.

    There is increased risk of fires and infestation.

    Once a month inspection for 12 months to ensure you are adhering to the house rules and every 2 months after that until such time as the LL is confident you are not risking the property and his/her insurance.