VERY URGENT ADVICE NEEDED Landlord refusing to make repairs causing a fire risk

lauraza

Hi everyone,

I am posting on behalf of my sister, who is renting from a private landlord. She has had several problems recently with him refusing to make repairs to things such as the patio doors (which cannot be opened) etc.

However, at weekend her hot water tank burst and flooded what will be the nursery for their first child due in the next 3 weeks. This seeped through the ceiling damaging the spotlights in the kitchen. He is refusing to fix/replace these, but worryingly will not fix the immersion switch.

The switch is located next to the water tank, which is in a cupboard in what will be the baby's room. The switch overheats and gets extremely hot, and exudes a very strong smell of melting plastic. He is refusing to fix this, despite being a fire risk - in a newborn baby's room.

Any advice on this would be much, much appreciated.

I have asked her for her lease so I can have a look at it in the meantime, I should have this tomorrow.

Thanks in advance, Laura

house184

Contact your sister's Local Authority's Environmental health department first thing tomorrow. You could also liaise with the Local Authorities Private tenancy relations officer.

Section 11 of the Landlord and Tenant Act 1985 quite clearly lays out the Landlords' responsibilities. I don't know your sister's income but she might be eligible for Community Legal Service help to. You can find an advisor here. You could also contact the number at the top of the last link or pop into your local CAB (remembering that your local CAB is a charity so feel free to give them some money )

Not that I work for a CAB or anything.

redcar_2

I know you don't need anymore to worry about but I couldn't help be reminded about this story

http://www.dailymail.co.uk/news/article-506604/Water-tank-fault-scalded-baby-girl-death-known-unreliable.html

Your family may have had a very lucky escape - don't take any further chances. Glad you are trying to help.

I would suggest usual suspects of CAB and shelter to start with plus council tenancy relations even if a private rental.

sooz

redcar wrote: »

I know you don't need anymore to worry about but I couldn't help be reminded about this story

http://www.dailymail.co.uk/news/article-506604/Water-tank-fault-scalded-baby-girl-death-known-unreliable.html

Me too _pale_

Infact, I think there is still a link about this on the NLA website warning members to check their hot water tanks & thermostats.

OP - as well as the advice others have given, I'd be reminding your sister that it's recommended babies spend the first six months in their parents' room, & to give their notice to their LL asap, and find somewhere better to live without a hot water tank (or atleast not one above any bedrooms)

tbs624

Following the case that Redcar mentioned, the Health & Safety Executive issued an urgent warning and the Local Govt Association gave advice to Councils urging tenants, homeowners and LLs to check for signs of faults with their hot water tanks (particular attention needed for those systems over 10 years old). It's a known issue within the lettings sector.

Regardless of anything that it may or may not say in your sister's tenancy agreement all LLs owe their tenants a duty of care and have specific legal obligations to ensure that hot water and sanitation systems, and gas and electrical items, are maintained in a safe, working order. They don't have an option on this.

Your sister has had a lucky escape, and she's fortunate to have your support too. There is a Private Sector Rentals Team at most Councils - they have a TRO (tenancy relations officer/LL liaison officer) who works alongside the Environmental Health Dept on things like this.

Get your sister to get her paperwork together - full info on the tenancy plus all previous repairs/safety issues that have arisen. Take photos

Ring the Council tomorrow morning and tell them that it is urgent - the dept is always busy but this one is a serious issue. If necessary contact your local Councillor for support and also talk to Shelter 0808 800 4444 (8am to 8pm, 7 days ) for additional advice. Your sister can input her postcode here to get info on the local councillors http://www.councillor.gov.uk/

Tenants should always put S11 repairs issues in writing to their LL and keep a copy: if the LL rings you then follow it up with a letter confirming your understanding of what has been said.

Post back when you have time and let us know what happens - you'll get plenty of suggestions.

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lauraza

Thank you so much for all your comprehensive and speedy words of advice, I will be getting straight onto this first thing tomorrow, and update you with the situation as we go on. It's so awful she has this too worry about so close to the birth, I think she ideally would move away but difficult when pregnant and so close to baby arriving, but I'm hoping it's something she will consider as soon as possible. Thanks again everyone, fellow MSE'rs never fail to assist, all these replies in one hour!

stogiebear

lauraza wrote: »

and update you with the situation as we go on...

So much for the update!

clutton_2

patience stogie - patience

lauraza

stogiebear wrote: »

So much for the update!

Not sure what you mean - did you even check the time and date of my original post?

I only posted at 8pm so not much has happened in the last 4 hours I'm afraid, unfortunately council offices and CAB's do not open at 9 o'clock at night which would have been nice but... how strange!

Please come back when you have some helpful advice like the other posters, and if you don't have anything nice to say then don't say anything at all. There is a lot of rudeness on these forums and it really isn't necessary, particularly when people are in genuine need of advice!

Shame one post has to ruin what would otherwise have been a 100% helpful response! Timewaster

Thanks to everyone else who has posted, and I will of course update you when at least 24 hours have passed so I've had the chance to actually make some calls!

lynzpower

good luck today.

When we lived in a place like this our EHO office advised us that the LL had to find us another property tolive in and pay for it until the house was deemed by EHO as habitable. It could be a hotel though.

Lets see what the EHO say, but I would certainly be having a flick through rightmove to see what other properties are n the market.

Dont forget to try and haggle down the new rental prices

poppysarah

She should move. It's not as stressful as worrying about the safety of you and your kids.