Rented House problems

wirm · 16 January 2006 at 4:27PM

Our washing machines has stopped working and the toilet won't flush in the student house i'm renting. there are loads of other smaller problems but they are the two major ones. i'm going to phone the estate agent but i'm not expecting them to do anything for a couple of weeks (they don't normally do repairs within a couple of weeks), but the two major problems have to be fixed asap.

if they say they won't send someone out until next week is there anything that I could say to "pursuade" them.

Thanks

wirm

melancholly · 16 January 2006 at 5:00PM

isn't the toilet not flushing a major hygiene thing? surely they're obliged to fix it asap? maybe you could suggest you call out a plumber and invoice them for the job? I don't know exactly what your rights are, but you must have some, i would hope so anyway! is there anything in your contract about what support they will provide?

inkie · 16 January 2006 at 6:29PM

If the estate agent doesn't act upon this speedily, it should be worth getting in touch with the environmental health office - the lack of sanitation poses a health risk - I would imagine that they would have some clout to sort this problem

03022242 · 16 January 2006 at 7:08PM

try your local "council inspector"

shopndrop · 16 January 2006 at 8:34PM

My son is renting a university accredited property. When he had no heating (and landlord didn't seem to be doing anything for nearly 4 weeks), son contacted uni, they suggested he contact local council housing department. Council contacted landlord on a Friday and said they would get work done and bill landlord directly, amazingly a plumber came out on the Saturday afternoon and sorted problem.

Gooding · 16 January 2006 at 9:22PM

The above advice is sound, and you can find more helpful guidanbce here. As I understand it, your landlord is under a statutory obligation to conduct repairs to your house. I'm doing land law at the minute, and it is shocking quite how much a landlord asks of you for very little in return (I've had my fair share of troubles with my landlord, and you do need to be firm).

jr666 · 16 January 2006 at 10:25PM

The law reqiures all rented accomodation to have working sanitation in the house. If this isnt the case then the council can step in and have the toilet fixed and bill the landlord. Check out the citizens advice beaurau website for loads of help on tennants rights to working washing machines, toilets etc. Its really helpful and we've used it several times.

Savvy_Sue · 17 January 2006 at 1:22AM

If house was found via Uni accommodation office then definitely worth letting them know you have problems.

freebie_junkie · 17 January 2006 at 8:41AM

make a list of all of the probs and send them recorded delivery to your landlord give them 7 days to respond anf if not invite the environmental health round, i had a similar situatuion, it got so bad in teh house i ended up with OCD! so dont let it go that far coz now im having to sue then landlords for personal injury and £500 of mine they still have.

get in touch with your uni accomodation office too coz they might be able to temp re-house you in spare halls rooms or speak to teh landlord on your behalf.

tell teh landlord in teh letter that if they dont get a plumber themselves within teh 7 days that you will pick one and send teh bill onto them, dont pay first then expect re-imbursement, explain teh situation to teh plumber on teh phone and actually bill it to the landlords, some plumbers wont want to do it bnut youll find one who will inflate teh cost a bit for his waiting time!

if any rent is due withhold it till the work is done and if its really bad you might want to look for somewhere for the next term?

good luck, i hope you can sort this out coz i know how much it can mess you up living in a house with so many problems!

Gooding · 19 January 2006 at 11:51PM

Did a little bit of research and I think that you may have some recourse:

Basically, under section 11 (and perhaps section 13) of the Landlord and Tenants Act 1985 you are entitled to have repairs conducted by an outside firm if your landlord does not help.

You need to write a letter stating your intentions, including a quote or two for the cost of the work to be done. Send this to your landlord saying that you intend to have the work carried out and that you will be deducting the expenses from your rent. Give him/her time to respond.

I am not 100% that would work - consult a friendly advisor at the student support office at your Uni.

melancholly · 20 January 2006 at 12:10AM

wirm - any update on the situation? just wondered if they'd sorted anything out yet.

Rented House problems

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