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Entry and Refusal (Wales)

Access to property

17 Jul 2018 | 3 comments

Hi guildy, I am having the fire alarm systems serviced and certified in my properties tomorrow. I emailed and texted all my tenants on Monday giving 48 hours notice for access. All but one property have come back to me. I have stated that in the absence of there being no one available to give access to my engineer i will let him have access. Can I let the engineer in to that property as I have given 48 hours notice and had no reply from texting and emailing both tenants at the property. Thanks



  1. guildy

    If the one in question has agreed to accept notices being served by email (as is an optional term in our Tenancy agreements for example) then it should be fine.

    If not, the requirement is that notice be given in writing. The problem is proving delivery with email or text where there’s no reply. Did the email go into spam? Have they lost or changed their phone?

  2. Mikemiguel

    Hi Guildy, surely the spam folder belongs to the email recipient, who has a choice on how it is configured or how often it is looked at. Therefore, whether it goes into the inbox or the spam folder makes no difference as far as delivery goes? Also, sending a “bb” to one of the senders other email address’s, where it arrives, confirms that at least the email was sent? I’ve come up with the “went into spam” and it “never arrived” scenario on many occasions and explanation to the recipient about spam folders and emails sent to my bakup folder has had immediate positive results. My tenancy agreement states tenant must at all times provide me with correct email and phone number. Lost phone is another matter. Regards. Michael.

    • guildy

      I think it really depends on which service they are using. Many cloud providers have built in spam which although a rule can be setup to whitelist an email, it relies on you checking all the time to see if ones gone into spam in error.

      For example, our email goes through a special spam web app first and then arrives in our inbox. There’s over 4K spam emails every month!

      If we don’t get an email, we don’t know unless we check daily the 4k spams.

      Obviously if a client rings and says why haven’t we replied, we can then look and find it but to just glance through daily is impossible and we don’t bother anymore. Thankfully our filter is 99.6% accurate (after a little initial training) so it’s not really a problem and also most of our means of communication are via help-desk or contact forms which specifically bypass the system.

      We appreciate others may not have this many but the reality is, after a while, people stop checking spam unless they were expecting something specific which didn’t arrive.

      Crucially, with an inspection email, it’s not something they’re expecting or waiting for, so won’t necessarily be checking their spam.

      Yes, they should ideally add your email as a whitelist when they move in but unfortunately that’s not realistically going to happen.

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