Landlady wants £350 from me and GF - with PICTURES

redrabbit29

I've lived in this rented 2 bedroom house for 3 years now, and plan to stay here for probably another 2 years. We pay £750 per month, and have paid this for the entire length we have been here.

They do inspections every 3 months, and I phone them to report any problems/issues which is part of my contract.

I've had two inspections quite recently where they found some damp above the windows and on the ceiling in the main bedroom (where my and GF sleep) and also on the 2nd bedroom (spare). Eventually a repair came round to look, and provided an estimate to the landlady - not sure what this was.

Got a letter this morning from the estate agents. It says something like "We've had the quote, the landlady feels that as this was not reported to the office, but was only found on an inspection that you should pay some of the repair costs. We want £350, the landlady will pay the rest".

Now a few things to note:

1) I've noticed above the windows/ceiling tat it was "dirty" looking, didn't know it was damp. I usually cleaned it away every so often, and then you couldn't see it.

2) I have reported several other problems - with the kitchen tap, with the bathroom tap, leaky toilet, broken tv aerial.

3) If I had known it was damp I would have reported it, if I haven't could it have got worse?

4) It has been seen by other people on other inspections, over the past 3 years, I've had 10 inspections!

5) Is this a fair request from my landlady?


I've decided to respond in writting, rather than phone as I believe that's bad. Any suggestions?

poppysarah

These two recent inspections? How far apart and which found damp?

sooz

Cheeky s*ds :mad:
You are quite right to only write to them. send it recorded delivery, with a copy the the LL.
As calmly as you can, set out what you've put here. Also point out that you are not a damp expert, the LL PAYS the LA for 3 monthly inspections.

You have probably been wiping away mould or mildew, which is the correct thing to do in cases of condensation. If the plaster hasn't fallen off, or there isn't water pouring through, how exactly are you supposed to know that there is a damp problem, other than normal condensation?

poppysarah

A proper damp problem would be exterior issues causing ingress to the ceiling - so unless you're expected to climb a ladder (ooo h&S not a chance) they it's nowt to do with you.

redrabbit29

I'm most disappointed because I absolutely love living here, and intended to stay for a total of 5 years, and believed we were all on the same wave length. I know good tenants are good to find, and I just feel it's a bit of a kick in the nuts. Even if I don't pay, I'll still feel that come the new contract time, they'll wack the rent up, or nick some of my deposit.

The two inspections, I can't remember, I'll have a look and get back to you.

poppysarah

They can't nick your deposit if it's their building causing the problem.

Premier_2

Tell them to swivel.

You reported problems you were aware of within a reasonable time as per your obligations under the TA. You were not aware of the penetrating damp issue prior to the communication, but now you are aware you trust that the LL will be taking immediate steps to rectify the fault within a reasonable time, as per her obligations under the TA.

Mr_Matey

The cost of fixing damp has nothing to do you with, and I think the agents are being very unreasonable even asking you to cough up for it. :mad:

Tell them you're not paying to fix it, and that they must sort out the other issues immediately (the kitchen tap, with the bathroom tap, leaky toilet and broken tv aerial).

If they're being difficult tell them you've been looking around other agents for rentals as "I don't want to live in a damp-infested place" to give them something to think about.

sooz

Mr_Matey wrote: »

The cost of fixing damp has nothing to do you with, and I think the agents are being very unreasonable even asking you to cough up for it. :mad:

Tell them you're not paying to fix it, and that they must sort out the other issues immediately (the kitchen tap, with the bathroom tap, leaky toilet and broken tv aerial).

I think the OP was pointing out faults that s/he had reported previously, & had been dealt with.

liz545

If you want to stay, and you're concerned that they might start making deposit deductions at the end of your tenancy, you should ensure that you renew on an AST, not a periodic tenancy. They will then be obliged to register and protect your deposit, which will make it harder for them to make spurious claims and deductions.

Premier_2

liz545 wrote: »

If you want to stay, and you're concerned that they might start making deposit deductions at the end of your tenancy, you should ensure that you renew on an AST, not a periodic tenancy. They will then be obliged to register and protect your deposit, which will make it harder for them to make spurious claims and deductions.

Maybe not - the deposit was already paid before the applicable law came about and so may not need to be protected even if a new AST is created. It seems the date of paying the deposit is important not the date of the ASTA.