Broken Fire Alarm

mellymeep

Our hard wired fire alarm has been broken since September, and despite numerous contact with the agency I let with (and my actual landlord) nothing has been done about it. I'm really worried about this because this house is like the house that jack built, and I don't paticularly want to burn alive while I sleep. I'm withholding my rent until something is done about it, and have told them this. But its still like talking to a brick wall, all they're doing is sending round threatening letters asking for the rent and extra money on top of it.

This is surely illegal not getting anything done about it? I've looked on the Leeds City Council website and was just wondering who I can contact about getting some advice, and/or help fixing it.

poppysarah

Look up the private sector housing team at the council. They will help.
Or ring the local fire station and ask the fire safety officer to come out and assess the place (You should get a free smoke alarm)

Are you concerned the electrics are wonky?

TJ27

Aye, phone the council private sector housing team is indeed what you need to do.

Who is "we". I ask because you might be in a HMO. It sounds like you are. If so then there are certainly rules and regulations regarding means of escape.

The Management Regs, section 4, para 2 will apply for example:

http://www.opsi.gov.uk/si/si2006/20060372.htm

A precedent has been established, which requires landlords to check stuff like this about once every three months, but if it's reported to them I don't think it's unreasonable to require an immediate response.

mellymeep

Yeah it is an HMO, I am quite concerned about the electrics, mostly on the landing outside my bedroom door, there's a major damp problem (which was there when we moved in.. but painted over so we didn't notice, and only came to light after having a shower and water leaking right through the cieling) there's a light fitting right above where the water comes through, we keep it switched off most of the time but it's really concerning.

Its a hard wired fire alarm, I have bought a few battery powered ones and stuck them around, but the walls and doors in this house are really thick, and I'm a rather heavy sleeper so can't put my trust in them entirely.

TJ27

OK then. Ask your local private sector rental people to send somebody out. If you want them to think you know what you're talking about you could quote the relevant sections of the Management regs. Perhaps even copy them and highlight the relevant parts:

Section 4, paragraph 2
Section 6, paragraph 3 a) b) and c)

You will see that, contrary to what many landlords of HMOs believe, they have a duty to have certificated electrical checks done.

Also, have a read through the document and see if anything else applies. You could suggest that the council considers a prosecution. The decision will ultimately be up to them of course, but the threat of prosecution will almost certainly get a response from your LL. Good luck.

mellymeep

Thanks for your help

I've posted on these boards so many times now, I can't WAIT to rid of this absolutely useless piece of rubbish landlord in July!

Geenie

It is shocking a LL will not pay attention to faulty fire alarms. Move out and move on. I so wish there were prosecutions for people like this. And I am a LL! But we are not all sh*te so best of luck OP.

Robert_Sterling_3

mellymeep wrote: »

I'm withholding my rent

Not a good idea.

Good luck with your efforts to get the fire alarm fixed.

Eyesparky

Good luck with resolving the issue. In the meantime, if you are concerned for your safety, do yourself a favour and get hold of a couple of battery operated smoke alarms to see you through in the meantime. It will give you a bit of peace of mind and might just save your life.

tbs624

mellymeep wrote: »

Our hard wired fire alarm has been broken since September, and despite numerous contact with the agency I let with (and my actual landlord) nothing has been done about it. I'm really worried about this because this house is like the house that jack built, and I don't paticularly want to burn alive while I sleep. I'm withholding my rent until something is done about it, and have told them this. But its still like talking to a brick wall, all they're doing is sending round threatening letters asking for the rent and extra money on top of it.

This is surely illegal not getting anything done about it? I've looked on the Leeds City Council website and was just wondering who I can contact about getting some advice, and/or help fixing it.

Hi Melly - sorry to read that your problems at this property are ongoing. First off - you must not withhold your rent, however tempting: to do so places you in breach of your own obligations as a Tenant, and may lead to eviction.

Are you talking about a fire alarm or a smoke alarm?

Your LL should have given each of you written guidance on how to use and re-set fire alarms & how to report defects etc. On a standard AST there may be a clause that asks the T to test the smoke alarms once a month & replace any back up battery as required but that does not negate the LL's reponsibilities in a licensable HMO, which by definition presents a higher fire risk. They are required to undertake fire risk assessments on the property so should pick up things like this.Did you report the problem with the alarm in writing? Once you have properly reported it an LA/LL who fails to come out to check it is failing in their obligations.

You really do not have to go getting your own PIRs done - gas, electrics, smoke & fire alarms are the LLs responsibility. There is a dedicated team at the local council that deals with HMOs - for Leeds its -tel. 0113 247 6248 or email: [EMAIL="hmo.team@leeds.gov.uk"]hmo.team@leeds.gov.uk[/EMAIL] Leeds Council's own fire safety requirements for some HMOs were apparently higher than those required under the LACORS national requirements issued last summer.

You can also of course arrange for a free check on the property from the West Yorks Fire Safety Officer.