Urgent Safety concerns in rental property

Geenie

Ejaculator!! This house sounds unfit to be let, is a death trap, and I would approach the council about the conditions and help in finding somewhere else to go to!! I seriously think you have a case against this landlord, and would seek legal advice with all the details, pictures you can get your hands on.

I am a LL by the way, but am totally shocked by what you are living in, and how some people think they can get away renting out a house in this dangerous state.

The_Ejaculator

meester wrote: »

When are they coming back?

How much will the boiler cost to fix to a safe standard?

Due back "At about the end of the week" is the response i've been given via text (Only had the decency to speak to me on one occasion).
No idea what the boiler costs will be, the landlord has discussed this directly with the engineer. The engineer did initially threaten to report the company that did the inspection a few months back. Whether this has any bearing on the landlord giving them the job straight away I do not know.

Soot2006

House is not habitable.

Deposit if paid after April 2007 needs to be in deposit protection scheme by law. If it is not, you are entitled to compensation.

To be honest, I would gather evidence of the danger you and your family are in (engineers, hospital, etc), demand deposit back (+ compensation if it's not dprotected) and get the hell out. Call Shelter - they WILL help!

PasturesNew

There seem a number of legal and safety/legal issues that this landlord is in breach of that have been fully itemised above. I've read through them all and can't fault any of the recommendations.

However, there's another one too: if he's out of the country, he's obliged to leave you with a UK contact name/number to deal with the property in his absence.

When this is resolved, I'm assuming you'll end up moving out, and you've got your deposit back etc.... you should name/shame him and the address here I think

The_Ejaculator

PasturesNew wrote: »

There seem a number of legal and safety/legal issues that this landlord is in breach of that have been fully itemised above. I've read through them all and can't fault any of the recommendations.

However, there's another one too: if he's out of the country, he's obliged to leave you with a UK contact name/number to deal with the property in his absence.

When this is resolved, I'm assuming you'll end up moving out, and you've got your deposit back etc.... you should name/shame him and the address here I think

I will gladly name and shame, trust me!

No additional contact details were left for me, the first time I realised she was abroad was when I tried calling and got the different ring tone. It then took 12 hours to get a reply of any sort (Text message!).:mad: It would have been late afternoon US time when I called so no excuse there.

The_Ejaculator

Just spoken with Shelter about this, it turns out I don't have a leg to stand on in regards to this. As they have authorised work to be completed, they have covered themselves. In terms of access to heating, all they have to supply me with is a plug that I can plug an electric fire into... The fact that the electrics are dodgy does not come into the equation as it is an old house and is not bound by any kind of legislation other than it has to be the minimum spec used when the house was built. So basically, i'm screwed. Apparantly my daughter is not at risk as she has a plug in her bedroom... The fact that the heaters burn the plugs out and are a fire hazard doesn't matter, neither does the fact that she is asthmatic.. They did pass on some nice legislation items that I can use to negotiate early release from my tenancy that I can get them on but that was about it. Oh well, hot water bottle and roll up in the quilt it is then. Oh buggar, can't, haven't got any hot water, can't boil the kettle either without turning the heater off...

DawnW

I can't believe you are in this horrible situation, and Shelter have been of so little help! I guess your cr*p landlord is somehow just about complying with the law, or I am sure they would have helped you out more. I am a LL, and it is SO difficult to get rid of sc*m tenants who don't pay the rent, trash the place etc, yet genuine tenants are left in this situation - not that anyone should be, of course (even said tenants!). The law is rubbish at protecting genuinely vulnerable people!! I am so sorry. Please contact the private tenancy person at your local council and CAB, to see if they can be of help.

paintpot

If I were you I would do as previously suggested and contact the tenancy relations officer at your local council first thing tomorrow and stress it is urgent, mention the carbon monoxide levels of your wife etc in order to stress the urgency of your case. Or alternatively, if you can't get through go and sit in their office until you are seen. Take all evidence with you, photos, paperwork issued by any trades etc.

Whilst I do not discredit anything you have said or your corgi engineer a corgi engineer is not always best placed to comment fully on electrics (in my own experience). However, from what you say it doesn't take Einstein to work out that there seems to be a problem with the electrics.

Whilst there is no legislation in place regarding a landlord obtaining an electrical safety cert in contrast to gas a landlord has a duty of care. A lack of a periodic inspection cert, old, potentially unsafe wiring that has a history of burning out sockets etc which had been reported and not addressed and resulting in an injury would potentially be indicative of a breach by the landlord.

However, I do not believe you should have to wait until an injury occurs to prove this point before action is taken. Hence my advice about contacting the tenancy support officer at the council immediately.

I would advise that you put ALL of your concerns, factually, in writing to the landlord and send registered post. Clearly demonstrate factually that on this date the hob blew and burnt the socket, on this date x happened. I would request an urgent inspection by a part p qualified electrician to certify the property's electrics. You could instruct this yourself for your own piece of mind now but you would have to pay unless you can get the lanldord on the phone to authorise it but if it turned out to throw up major problems then you would probably be able to claim this back.

IF YOU DO NOT HAVE SMOKE ALARMS IN YOUR HOUSE THEN BUY SOME AND FIT THEM NOW!

I have read what you said Shelters advice was but I do not agree with that in respect of the electrics for my reasons above. I do agree with regard to the boiler provided that it is sorted within a reasonable period of time. When is it going to be repaired? You can hire portable water heaters, if it is going to be a while then I feel you would be well within your rights to hire one and reclaim the costs from the landlord as they are currently uncontactable.

Seriously, go and see the council, tomorrow.

Do you have any other gas appliances in the property? I assume not but if you have please don't turn them on and get yourself a proper alarmed CO detector.

There is nothing to stop you from reporting the engineer who approved the boiler initially to Corgi but get your current situation sorted first.

If one of my tenants reports any electrical problem I am round there myself in a flash or advise them over the phone to minimise any dangers and then book an emergency electrician. There is no way I could be relaxing on a beach with this going on in one of my properties. I'd have my phone stuck to my ear holiday or not.


I hope this helps.

Geenie

I am truly astounded that because it is an old house the electrics are deemed excusable by Shelter!!! In that case I could have stuck with the wiring put in originally during the 1940's, as I let houses built in the 17th century !!!!!

Keeping wiring up to date and checked is essential, and I also have smoke alarms, fire blankets in the kitchen and fire extinguishers in appropriate places, which are under contract and checked every year by the firm supplied. I don't have gas in my properties, but all oil boilers are serviced every year and flues cleaned. If faulty I replace, as doing so now in a property. I just take it as a given that I should be providing a safe environment for people to live in, as the other LL's have said on here.

Your LL on the other hand is a different kettle of fish and needs reporting.

Pssst

If your not happy,simply give your landlord the required notice and look for another property.