A friend is renting a house for the last 14months, signed a lease for the first year but landlord keeps putting off providing new lease
After being in the property for 6 months, a tenant automatically acquires the right to remain in the property for a total of 4 years without signing a new lease - this is called a Part 4 tenancy. However, a Part 4 tenancy is less secure than a fixed term lease, as the landlord may evict a tenant under certain circumstances, 3 of which are:
1. If the landlord intends to sell the property within the next 3 months.
2. The landlord requires the property for his own use or that of a close relative.
3. The landlord intends to refurbish the property and that refurbishment may have an effect of the tenant's well-being and safety.
Question is can he simply refuse the landlord access to the house or what are his rights in this situation.
Yes, the tenant is entitled to his peaceful and exclusive enjoyment of the property. The landlord is only permitted to enter the property by mutual agreement and at a time suitable to the tenant. This may be for a periodic inspection or to carry out repair works for which the landlord is responsible. It does not include a refurbishment of the property.
However, as I mentioned above, as you now have a Part 4 tenancy, the landlord could serve you with a notice of termination for the works he is doing.
It's your call - either you accept what is going on or have the possibility of being evicted in order to allow the landlord continue with his works.
However, he may require planning permission for change of use of the garage - perhaps another poster could confirm or deny this.