new tenant (uni student) plz help

ry111

hi, me and my mates have rented a property and there are little things that are bothering me, i need to knw if they are my responsibility or the agents (house let through agent)

1. he said he would clear the garden out which is in a bad state and but hasnt also there were minor works done by builders and they have left everything just outside the backdoor i.e tiles bits of woods etc

2. the washing mashine stopped working while it had my clothes in and he said he would come and sort it out and its been 2 weeks now and he keeps making excuses.

3. there is a cable wire (i think) loosley coming across the living room door which also has a step and can easily get your foot caught in (the wire was not there before signing the contract)

4. The kitchen windows can not be opened they are somehow secrewed/nailed (old fashioned double glazed window)

any help appreciated
tanx

sooz

None of what you have mentioned is your responsibility.

Don't call the agents, write to them, with your list below, & keep a copy.

rugbygirl27

Absolutely all of those are the agents responsibility. Furthermore I think that the nailing shut of the kitchen windows could well breach fire safety regulations - what if there was a fire and that was the only way out?

We had similar problems when I was a student. You need to keep phoning and writing to the letting agent every day and make a total nusience of yourself. Telling them you are thinking of contacting the local housing department to find out about the windows should work a treat too.

good luck!

tbs624

ry111 wrote: »

hi, me and my mates have rented a property and there are little things that are bothering me, i need to knw if they are my responsibility or the agents (house let through agent)

All the points you raise are the LA/LLs responsibility,as th others have said.

Please be aware that LAs don't need any training, qualifications, expertise to set up in business and many of them are either unaware of the law around LL & T issues or simply prefer to avoid their responsibilities.

If you are in Eng or Wales has the LA/LL scheme registered your deposit and given you the prescribed info on the scheme?

Do you have a current gas safety certificate for this property -should have been shown to you before you signed up and there should be a copy at the property?

Is the LL registered with your Uni's accoms office - if s/he is then they should be signed up to a code of conduct/practice, and can be removed fromthe Uni listings for failure to comply. Do make use of your Uni welfare officers and the accomms advisers as back up.

At each council there is a private sector rentals team who will have a tenancy relations officer who can deal with errant LAs/LLs who fail to keep their properties in good order.Follow it up with them too if the LL/LA still fails to act.


For your first step you could send something along the lines of:

Dear Letting Agent

Tenancy of 23 Shiny Crescent etc

We have recently discussed some maintenance and repair issues with you that have not yet been attended to:

• clearance of the garden: this was discussed with you via phone/email/in writing on…….. and you had agreed to get it done.

• the builders have left their rubbish outside the backdoor: this has been there since ………… and was reported to you by phone/email/in writing on…………… This presents a safety hazard and may lead to damp problems as it is piled against the wall

• the washing machine stopped working mid-wash: this was reported to you by phone/email/in writing on…………… . As an electrical item supplied by you at the start of the tenancy, the washing machine has to be maintained in a safe working order, and we are incurring additional expense and inconvenience through having to use laundrettes and/or having wet washing hanging around the property.

We would also like to report that:

• there is a wire/cable that trails across our living room floor, which was not present when we signed the contract. This is unsafe and presents a trip hazard.

• the kitchen windows cannot be opened as they appear to have been screwed shut. This presents a fire safety issue and there needs to be adequate ventilation throughout the whole house, but especially in the bathroom and kitchen to prevent excessive condensation and subsequent mould.
  

We would prefer this to be dealt with amicably and would now ike you to arrange for these matters to be dealt with within the next 7/10 working days . We can be available to arrange access on the following dates/times … or by agreement, and look forward to hearing from you.

Yours etc

Hand deliver it to the LA, or send rec delivery, and keep a copy safely with your tenancy papers.

Do you have the LLs name and address? - you *are* entitled to this info - write to the LA requesting it and by law he must tell you within 21 days of your request.

What size is this property - how many storeys are there & how many of you are in this property - has it been registered as an HMO (house in multiple occupation)?

gggareth

My son has just moved in to his house at uni also.
Landlord was there when we arrived, inventory was checked and completed same day.Oven was faulty fixed next day.The place had all new fire doors fitted.Gas certs in order.Instructions on how to use evey appliance, from Central heating to shower were on a notice board.Place was clean and tidy..
This is what you should expect from a good landlord...

ry111

thanx for the replies

the house is 2 storeys and 5 of us renting it

poppysarah

Put it all in writing to the landlord.

Premier_2

1. The garden was probably let as is. Unless you have anything in writing to the contrary, I doubt the LL/LA will do much about it, especially as it's a student let. You could tidy it up yourself if you want to, else just leave it and return the property in the same condition at the end of the tenancy.

2. The washing machine would be the responsibility of the LL/LA, assuming it was supplied as part of the rental and was not damaged through misuse.
Hopefully you managed to remove your washing. Contact the LA/LL and insist it is repaired (or replaced) without further delay.

3. Theoretically the responsibility of the LL/LA, but if it's causing you a trip hazard, just secure it back.

4. The window sounds as though it has been secured to prevent burglary. If you want to be able to open it, can you not remove the screws yourself? As I said it's probably been secured to prevent burglary, so think about this before trying to get the window open. Again, theoretically the responsibility of the LL/LA, but it depends on how important/urgent it is that you can open the window and what measures you may want to use in it's place to prevent break-ins.

DawnW

Can I suggest you get advice from whatever department is responsible for student housing at your Uni?

tbs624

Premier wrote: »

1. The garden was probably let as is. Unless you have anything in writing to the contrary, I doubt the LL/LA will do much about it, especially as it's a student let. You could tidy it up yourself if you want to, else just leave it and return the property in the same condition at the end of the tenancy.

But as the LL/LA said that they would see to it, it is still worthwhile pursuing. If there is junk that could constitute a health hazard,by encouraging rats etc, then the EHO should be contacted if nothing gets done.

Premier wrote: »

3. Theoretically the responsibility of the LL/LA, but if it's causing you a trip hazard, just secure it back.

No theory about it. So, following your suggestion Tenant secures back and in doing so damages the cable or puts holes in skirting board - next post few months down the line - "My LL wants to deduct from from my deposit........" Or tenant gives him/herself electric shock via damaged cable or does indeed trip over cable: LL looks to insurance policy (let's assume that he has one).to cover Tenants claim for damages...but look Mr/Mrs LL , your Tenant has produced a copy letter sent to you 5 months ago about this very issue.......

Premier wrote: »

4. The window sounds as though it has been secured to prevent burglary. If you want to be able to open it, can you not remove the screws yourself? As I said it's probably been secured to prevent burglary, so think about this before trying to get the window open. Again, theoretically the responsibility of the LL/LA, but it depends on how important/urgent it is that you can open the window and what measures you may want to use in it's place to prevent break-ins.

In that case the LL should provide appropriate alternative methods of ventilation and possible fire escape. Again deposit return time - there is mould on the kitchen walls and ceiling and my LL wants to charge me for cleaning & redecoration........

Any tenant who has repairs and maintenance issues should notify the LA/LL promptly and in writing and persist until these things are dealt with.Tenants have to stop taking such cr*p from LLs and LAs - if LLs don't want to comply with their legal obligations to provided a properly maintained house/flat in exchange for a Tenants rental payments then they should get out of property letting altogether.