is landlord or letting agency to blame?

redhead123

I live in a 2 bed terrace - next door is rented out. The other night I had to call 999 because next doors aga had overheated and burned thruogh the plasterboard of his house, the smoke travelled through the walls and through the floorboards of my house into my spare room - I found out cos my friend who was staying over woke up at 5am in a room of smoke. Fortunately she was OK and the fireservice (ok isolate the smouldering) said my wall would be ok but I am worried about any damage (aside from the smokey smell - i had to rewash all clothes bedding etc). Apparently the aga did not have a cooling pipe plugged in the back for safety but the tenant was not aware of it. He had no central heating for a week cos the boiler had broken he said and so he had put the aga on.

I am goign to write to the lettings agency and put them on notice :mad: but just wondered who is responsible - if I need to claim for costs that may incur to ensure my property is safe?

Thanks
x

Blackpool_Saver

That is just hideous, contact a solicitor ASAP, I wonder if they even have a gas certificate.
Glad you are ok.
Those agas are dangerous if not properly serviced.

redhead123

Apparently they have a gas certificate but no electricity one. I have an incident number from the fire service. I will contact the CAB maybe? I have legal representation up to 50 grand if need be. My insurance said good idea to send someone round just to inspect in case there is a problem - as if I don't report it and something happens months down the line, any claim I then make, could be void.

sooz

If your plasterboard is burnt, this should be removed, & an inspection carried out before it's replaced & made good. Your insurance will cover this, & claim back from the LL's insurers. Anything that needs cleaning as a result of the smoke will also be covered by your insurance. Keep all bills.

The LL employs the agent, so ultimately it's the LL's problem. Send copies of letters to both.

don't bother with the CAB. Do it through your insurance, & their legal team if necessary.

What I don't understand is you said they switched the Aga on. Surely these are meant to be on all the time anyway? As an aga less person - I thought this was the point of them. Was the tenant instructed not to use it, but switched it on as the boiler was broken?

poppysarah

Should smoke be able to travel through?

skint-student-nurse

poppysarah wrote: »

Should smoke be able to travel through?

My old next-door neighbour had a fire start in their airing cupboard and all the smoke came through to our house through the walls. This house was also rented out and my mum claimed through the insurance and we discovered that the landlord and letting agency were to blame because neither party had acted on a fault previously reported about the emersion heater - the switch was in the airing cupboard...! I would say go to the CAB to find out where you stand as you may have a case for taking it further.

Debt_Free_Chick

sooz wrote: »

What I don't understand is you said they switched the Aga on. Surely these are meant to be on all the time anyway? As an aga less person - I thought this was the point of them. Was the tenant instructed not to use it, but switched it on as the boiler was broken?

Some of the more modern AGAs are meant to be switched on and off, as needed. But in view of the fire services comment about no cooling pipe, I would guess it's an "always on" model (but have to admit, I'm not sure).

You may have a point - perhaps the AGA was not intended to be used?

Either way, it's for the OP's insurer to sort out and they will claim from the LL next door, if necessary.

sooz

Modern Aga - surely that's an oxymoron?

Debt_Free_Chick

sooz wrote: »

Modern Aga - surely that's an oxymoron?

Not at all ..... still being made today but they've added "technology". They even do an AGA with a gas ring hob! :eek: And more "conventional" range style AGAs.

Quite an interesting company - they also own Fired Earth, Divertimenti and Rangemaster.

p.s. the smiley wasn't lost on me - just posted this for others who might not know

redhead123

Apparently the landlord had left instructions for how to use the aga - NB there is actually a 'proper' oven in the property - I went in to have a look when this was going on - the tenant said he used the oven and not the aga but when the landlord hadn't fixed the heating and it was freezing he'd used the aga...maybe the landlord didn't know it had no cooling pipe but surely they would get everything checked before a tenant moved in????

PS I have contacted my insurance and they will be calling me shortly re sending someone round.

I have washed my clothes but am wondering how long it will take for the smell to go - there is no visible damage to the walls from inside the room but i don't knwo about the plasterboard from teh otherside

redhead123

skint-student-nurse wrote: »

My old next-door neighbour had a fire start in their airing cupboard and all the smoke came through to our house through the walls. This house was also rented out and my mum claimed through the insurance and we discovered that the landlord and letting agency were to blame because neither party had acted on a fault previously reported about the emersion heater - the switch was in the airing cupboard...! I would say go to the CAB to find out where you stand as you may have a case for taking it further.

Oh blimey! What happened then as a result?