Rent Rebate?

[Deleted User]

Hi,
We moved into our 3-bed rented house Jan 08. 6 days later some bricks fell down the chimney and made a hole in son's bedroom ceiling. About 5 weeks ago work started on repairing the ceiling - turned out it had asbestos and had to be taken down by a specialist company. We've had mess ever since then due to soot, dirty carpets and walls caused by workmen. The ceiling has just gone back up and been plastered, but could be another 4 weeks until it's completely finished - the decorators don't start until 15/9/08.
2yr old son has been in his 4yr old daughters bedroom for the past 5 weeks - it's not been easy!

My question is: will we entitled to any rent rebate for loss of bedroom/disruption/inconvenience etc? If so, any ideas on how much to expect back? Could it be a % or is it landlady's choice?

Also, luckily the work was covered by landlady's insurance, but the bill must be huge so it will push her insurance premiums up. Can she put the rent up after the first year? I know landlords can put rent up, but it would seem like she was trying to re-claim money lost - if you see what I mean?! Also, I'm reluctant to pay more rent as we've had quite a few problems in the first year! We pay £575/month for 3 bed property - what is the max. she could increase rent by/year?

Thanks for all your help!

sooz

Oh dear

The good new is you are still in the property, so you can still negotiate about a discount on the rent No point in asking about this after you have left!

It sounds very inconvenient, but sadly not enough for the insurance company to have you rehoused during this time.

There is no set amount you can ask for back. Write to her, & see what she says. By all means try asking for maybe 1/6 off the no. of weeks you've been without that room (if you have 3 bedrooms, I guess 6 rooms in total...kitchen, living room, bathroom...of which one is unusable?) & negotiate.

As for the mess, has she seen it? Invite her over to see how much mess the builders have made, & so that she may negotiate with the insurance co. to have the place professionally cleaned. Neither you nor she want the place left in a state, even when the work is completed.

Re raising the rent, I take it you have a 12 month contract? In which case she cannot put up the rent until the end of the first year. After that, again it's a question of negotiation. She can suggest any figure...you don't have to agree & are free to move.