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Dreadful problems with landlord- please advise
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gothmaz
Posts: 46 Forumite
I have been living in current property for 10 months now and have had nothing but problems with landlord.
She is very nice to speak to, but she doesn't get anything done.
I moved in, with my 2 kids and asked for a gas safety certificate. There wasn't one. But she had someone in to do one for me. Sorted.
First off the shed was full of junk when I moved in, I asked for it to be cleared before I moved in and she agreed. She then told me a skip would be hired back on Good Friday, whilst I was on holiday and empty it. I came home to find it still full of her junk.
She told me she'd get blinds for the kitchen and they never materialised.
I told her the conservatory door refuses to open properly and that I wanted to be able to use it for the summer, so she said she'd get it sorted. I asked 3 times and no one ever came.
There are no smoke alarms in the property.
I then got back together with the father of my children so I asked her if it was ok if he moved back in, she said it was fine and that if anyone asked me I was a friend of the family renting the property from her....not a good sign.
Then one morning whilst getting ready for work the carbon monoxide alarm went off (she had it fitted with the gas check). We have a really old back boiler. She said it needed more ventilation, so got the same chap into increase the size of the breeze block in the wall.
3 weeks later at 12am the alarm went off again. 18th December to be exact. Snowing up a right storm. I sat up till 2am for national grid. Spoke to landlady, she told me take the battery out of alarm and put the heating back on and she'd get it sorted. I said that sorry I wasn't prepared to do that. Following day someone came in, said heating exchange was totally blocked and we needed new boiler. She got us some oil filled radiators and said it would take her a little while to get things sorted.
I have spent the past 4 1/2 weeks chasing to get it sorted. Even getting letting agent involved - but she is ignoring his calls. Last week I managed to get her to bring more heaters. She keeps fobbing me off with rubbish excuses.
My lease is up on 2nd March, so then I start thinking about my deposit. I've never been told wheres shes put it, despite my asking a few times. So I take it upon myself to contact all 3 government registered agencies and low and behold - she's not protected it. So I called her, had a go about the boiler and how long it was taking, then told her I knew she hadn't protected my deposit. She told me she'd put it in a 60 day account, I said my lease runs out in less than 60 days, so how would I get it back, plus it was illegal. She said she'd sort it, I said its a bit late now - shes had it 10 bloody months!
Finally yesterday someone came over to price the boiler job. Tonight I get a call from landlady saying boiler is being replaced, water tank etc... on Saturday and will take 3-4 days. She then told me she needs us out of the property while it's being done. 2 days notice to vacate for a few days. I'm livid! I also do not think this is normal practise.
Personally, I just think this is one step too far. Now, I'm a professional person, I'm an accountant. I earn in excess of £50k a year and pay £1200 a month for a 2 bed chalet bungalow. I'm nobodys fool, but this woman has almost driven me insane. I have rented for 14 years and NEVER encountered a landlord like this. This place was mainly taken for it's location as its on the same road as my parents, who help with taking the kids to school etc... so we REALLY didn't want to move.
I should also add that on christmas eve we had a problem with the socket on the immersion heater, it had loose wires. Then on Boxing Day the switch was stuck solid. Rather than risk her sending a cowboy out, I got a friend in who is an electrician to look at it. He said the socket was no longer earthed, the wires inside had welded and that was why the switch was stuck in the on position. There was also brown stains inside, from burning. He said hed seen supermarkets go up for less.
What I want to know is, what should I do?
I am thinking I should go to small claims court over the deposit.
I also need to know if I should HAVE to move out while the work is done. Can I refuse to?
Any advice on how to deal with this dreadful woman would be most appreciated. Apologies for the long rant but I'm beside myself!!
She is very nice to speak to, but she doesn't get anything done.
I moved in, with my 2 kids and asked for a gas safety certificate. There wasn't one. But she had someone in to do one for me. Sorted.
First off the shed was full of junk when I moved in, I asked for it to be cleared before I moved in and she agreed. She then told me a skip would be hired back on Good Friday, whilst I was on holiday and empty it. I came home to find it still full of her junk.
She told me she'd get blinds for the kitchen and they never materialised.
I told her the conservatory door refuses to open properly and that I wanted to be able to use it for the summer, so she said she'd get it sorted. I asked 3 times and no one ever came.
There are no smoke alarms in the property.
I then got back together with the father of my children so I asked her if it was ok if he moved back in, she said it was fine and that if anyone asked me I was a friend of the family renting the property from her....not a good sign.
Then one morning whilst getting ready for work the carbon monoxide alarm went off (she had it fitted with the gas check). We have a really old back boiler. She said it needed more ventilation, so got the same chap into increase the size of the breeze block in the wall.
3 weeks later at 12am the alarm went off again. 18th December to be exact. Snowing up a right storm. I sat up till 2am for national grid. Spoke to landlady, she told me take the battery out of alarm and put the heating back on and she'd get it sorted. I said that sorry I wasn't prepared to do that. Following day someone came in, said heating exchange was totally blocked and we needed new boiler. She got us some oil filled radiators and said it would take her a little while to get things sorted.
I have spent the past 4 1/2 weeks chasing to get it sorted. Even getting letting agent involved - but she is ignoring his calls. Last week I managed to get her to bring more heaters. She keeps fobbing me off with rubbish excuses.
My lease is up on 2nd March, so then I start thinking about my deposit. I've never been told wheres shes put it, despite my asking a few times. So I take it upon myself to contact all 3 government registered agencies and low and behold - she's not protected it. So I called her, had a go about the boiler and how long it was taking, then told her I knew she hadn't protected my deposit. She told me she'd put it in a 60 day account, I said my lease runs out in less than 60 days, so how would I get it back, plus it was illegal. She said she'd sort it, I said its a bit late now - shes had it 10 bloody months!
Finally yesterday someone came over to price the boiler job. Tonight I get a call from landlady saying boiler is being replaced, water tank etc... on Saturday and will take 3-4 days. She then told me she needs us out of the property while it's being done. 2 days notice to vacate for a few days. I'm livid! I also do not think this is normal practise.
Personally, I just think this is one step too far. Now, I'm a professional person, I'm an accountant. I earn in excess of £50k a year and pay £1200 a month for a 2 bed chalet bungalow. I'm nobodys fool, but this woman has almost driven me insane. I have rented for 14 years and NEVER encountered a landlord like this. This place was mainly taken for it's location as its on the same road as my parents, who help with taking the kids to school etc... so we REALLY didn't want to move.
I should also add that on christmas eve we had a problem with the socket on the immersion heater, it had loose wires. Then on Boxing Day the switch was stuck solid. Rather than risk her sending a cowboy out, I got a friend in who is an electrician to look at it. He said the socket was no longer earthed, the wires inside had welded and that was why the switch was stuck in the on position. There was also brown stains inside, from burning. He said hed seen supermarkets go up for less.
What I want to know is, what should I do?
I am thinking I should go to small claims court over the deposit.
I also need to know if I should HAVE to move out while the work is done. Can I refuse to?
Any advice on how to deal with this dreadful woman would be most appreciated. Apologies for the long rant but I'm beside myself!!
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Comments
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Gothmaz, is there not a period of time after you move out that they have in which to provide your deposit?
I'm not sure but I think it might be the case - a month or something.
Don't worry, if you have caused no damage that she can try to deduct, then there is no reason that you will not get your full deposit back, no matter what she has done with it in the meantime.
I am sure you will be able to get help with getting it back should she prove troublesome about it (and it sounds like she might from the rest of her behaviour).
I had a nightmare landlady once, I was sharing with some girls in a house. Long story, but the girls were really nice we all got on well - the landlady however was frankly insane and we all had various problems with her.
I did have a bit of difficulty getting my deposit back from her after I got the H out quick once I realised how mad she was, but a friend came with me to see her and I did get it back. I was so glad to get out of her house and I bet you will feel much better when you are out of there although I know how very annoying and stressful these things are at the time.
Best of luck, keep us posted!
"All that is necessary for the triumph of evil is that good men do nothing." (Edmund Burke)
':eek: Beam me up NOW Scotty!'
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Hi Willa
The thing is, it's now law that you have to protect a tenants deposit in a government registered scheme. They have to tell you where it is within 14 days of them receiving it.
She hasn't put it in any scheme. For this alone I think I can take her to court for 3x my deposit back. I'm just wondering how long this would take. If it is a long process or not.0 -
You're probably best off trying to talk to someone from CAB - I think some of the offices do phone consultations, your local CAB details should be on the web."All that is necessary for the triumph of evil is that good men do nothing." (Edmund Burke)
':eek: Beam me up NOW Scotty!'0 -
Yeah I've looked at that. They only do phone service on a Thursday for 2 hours - and I'm on a training course at work tomorrow - typical!0
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No need for there to be, legally, I don't think.There are no smoke alarms in the property.
No, she's renting it out without her lender's permission by the sounds of it....if anyone asked me I was a friend of the family renting the property from her....not a good sign.
Good for you.
I said that sorry I wasn't prepared to do that.
If it's not protected, then you can claim 3 months from her - this is set in law. She has to protect it, she has to tell you where it is. She's not done it. 3 months due to you then.
she's not protected it.
See last answer, she cannot do that.
She told me she'd put it in a 60 day account
She needs to find alternative accommodation and pay for it. It shouldn't be your problem.She then told me she needs us out of the property while it's being done. 2 days notice to vacate for a few days. I'm livid! I also do not think this is normal practise.
Although no certificate is required, she does have a legal obligation to ensure electrical wiring is safe.
He said the socket was no longer earthed, the wires inside had welded and that was why the switch was stuck in the on position. There was also brown stains inside, from burning. He said hed seen supermarkets go up for less.
Others will be along shortly to spell out precisely what you should do.What I want to know is, what should I do?0 -
Many Thanks
I really didn't want to have to take her to court about the deposit, but I'm now thinking why am I being nice?
She knows my parents live on the same road so I am assuming that she is presuming we can stay with them (which we can, but it's beside the point).
I am going to call the agency again tomorrow and ask if they think it is reasonable to vacate. Although they do not manage the property so there is little they can do.0 -
I think you need to decide what it is that you actually want: whether to stay there and try and resolve the problems or get the heck out and try and get your deposit back. From your rant/post it's not really clear to me at all.
Rest assured that as long as your landlady has not put your deposit in one of the protection schemes as she is required to do by law she cannot legally evict you but this might not necessarily be good news.
I wouldn't bother contacting the letting agents if they don't have a full repairing contract with the landlady as they work for her, not for you so will be of absolutely no use to you whatsoever.0 -
I guess it's because i'm a bit torn at the moment. I'm unsure if I should stay, because the location is convenient or if I should go because she is such a nightmare to get anything done and doesn't seem to do anything by the book.
If I'd seen something else come up in this street I'd be moving already, that much I know. I guess I would like to stay on a month by month basis until something comes up locally but I think she's unlikely to go with that. But then I guess her only other option is me moving out on 2nd March anyhow.
I read somewhere else on this site that no one has actually successfully claimed the 3x deposit back. Is that correct? Are they prosecuted for not covering it in a scheme, or for not covering it and refusing to pay it back?
I don't think I'd have a problem getting my deposit back, especially as she now knows I know she didn't cover it properly. But to me, that's not the point. She has broken the law regardless.0 -
Under your current AST you could move out on 2nd March and not give her any notice. It's a fixed term and you could just go... however, that would be mean to not mention it.I would like to stay on a month by month basis until something comes up locally but I think she's unlikely to go with that. But then I guess her only other option is me moving out on 2nd March anyhow.
However, once your 6 months is up, you don't have to sign a new AST. If you just simply stay there you will automatically then be on a periodic tenancy - and so effectively month by month. Once you were on that you'd have to give her ONE month's notice, to end on a rent day. So, if she asks you to sign another AST you could refuse and say it's normal for a tenant to then continue on a periodic basis and just refuse to sign. If, however, you find on 4th March that a perfect house is available for rent in that road and you gave notice, that notice would take effect from the next rent date, so your moving out (or paying until date) would then be 2nd May. So, get your timings right and it's one month, and if things don't quite come together then the most is effectively two months.
It is possible though, that she would agree to one straight month when you do hand your notice in - a lot of landlords would find that perfectly acceptable, but until it happens and you ask for it you won't know how reasonable they'd be about that.0 -
Frankly it sounds like a death trap, get out as soon as you can, take photos, get proof and sue the pants off the dizzy mare. Deposit or not get out it's not safe.Blackpool_Saver is female, and does not live in Blackpool0
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