Ending A Tennancy Early.

Chrise

Hey,

Im after a bit of advice if anyone can help.

Long story Short

We have been in our newly rented property for 3 weeks and the bolier hasnt worked properly since we moved in and now has stopped working altogether we have had no hot water or heating now for the past 3 days and with a 2 year old this is no good.We have had engineers and they have replaced parts tried this and that but it is still not working.

We want to end the tennancy early and after some advice we were told to talk the owner (not letting agent) about this but the letting agent refuses to give us a contact number.Is he allowed to do this or any advice on how to get this sorted?????????

Chris.

theartfullodger

Agent doesn't have to give you a number. You do however (if England & Wales) have to be given an address, in E&W for you to "serve notices" on the Landlord. If not the rent is not due. (No really, please check). That address can of course be the agents address.

So, write to the Landlord...

However//... you've signed a valid AST?? You can end the tenancy early.. leave any time you like..., but you will almost certainly have to pay the rent to the end of the tenancy/the first break point defined in the tenancy.

Suggest you write a polite & calm letter to LL, copy to agent, and send it & see what happens.

House heating has to work - within a reasonable time - but it is for the LL or his agent to sort that. 3 weeks and evidence that engineers have been and done things would, I think, be interpreted as the LL/Agent taking reasonable initial steps and that some more time should be allowed. It ain't that cold also...
See also,.,
http://www.adviceguide.org.uk/index/family_parent/housing/public_sector_tenancies.htm#repairs_and_improvements

However, heating not working is AFAIK not usually grounds for declaring the tenancy void and disappearing! Be careful and probably take advice from CaB..
http://www.citizensadvice.org.uk/

Cheers!

Lodger

Chrise

Thanks for the reply!!

Just wanted to contact the landlord to see if we could come to some arrangement about leaving early.

I know 3 weeks seems a resonable time but 3 weeks without bath/shower and heating seems to be a bit unfair.

At the moment id rather move out and live with relatives and pay the rent for the six months until the contract expires and thats saying something lol

theartfullodger

But Don't tell him you'll pay the 6 months!!! Try and get a deal!!!

(And I'm a Landlord...)


Cheers!

Lodger

clutton_2

the LL clearly has been trying his best having sent out more than one engineer to sort out the problem.

you say you have had no hot water for 3 days - it is now monday, which means the boiler may have packed up on Friday - and its not easy to get engineers out on Fridays = had it been January/ February i would have expected an emergency engineer - but the weather is mild right now. Have a little patience.

sometimes rogue boilers are just that - rogues - you replace one part and another one goes wrong

this suggestion to move out and pay the rent AND bills seems a very extreme solution

have you talked to the agent as to how much longer they think it will be before the boiler is fixed ?

bordercars

i presume the boiler is gas. if so you should have been given proof of the boiler having a landlords certificate, which is an annual thing and possibly new for every tennant. ask to see it

Chrise

Couple of things i should have mentioned:

Meters are on keys (pay as you go) we were not infromed of this until we had signed the agreement and when we went to put money on them it was taken back off because the previous tennant had a debt on them so their debt was taken off the money we paid
(we have always paid by direct debit and never used keys before is it our fault??)
So we had to requset keys which took 2 days to arrive.

Boiler certificate is due in 20 days no chance of it passing.We havent seen the previous certificate.

There are also a few other issues we have but the main is having no hot water.

Chris.

iscrimger

You should have had an initial viewing of the property which would have highlighted any obvious issues - the pay as you go meter should have been one.

When you moved in the Letting Agent will have provided you with an inventory of everything within the property - normally there is a 10-14 day period which you must raise any issues or you accept liability.

For the boiler breaking you will have to go through your letting agent who is then responsible for it's repair. 3 days is not really enough ground to decide to end a tenancy as I'm sure the agent has ordered work to be carried out. Unfortunately you'll have to go back to basics until it's replaced/repaired, that's boiling the kettle or boiling water in a pan. As it was over the weekend some extra allowance should be given to the agency.

Ending a tenancy early is a very difficult and depends on the tenancy you signed. It could be that you are tied for a minimum period of 6 months - in which case if you leave you still have to pay for the remaining months left. Most tenancies also have a clause which states the minimum notice period required - this is often a minimum of 1 month but usually 2.

There is little you can do if the property has a pay as you go meter with keys. I'm not sure how they work but normally when you move in the agency provides meter readings for when you moved in - you have to then agree to them or dispute them. I'd contact the agency but I'd also contact the Utility company and explain to them as they may be able to help. I don't know much about these meters.

gone4gold62

Chrise wrote: »

Hey,

Im after a bit of advice if anyone can help.

Long story Short

We have been in our newly rented property for 3 weeks and the bolier hasnt worked properly since we moved in and now has stopped working altogether we have had no hot water or heating now for the past 3 days and with a 2 year old this is no good.We have had engineers and they have replaced parts tried this and that but it is still not working.

We want to end the tennancy early and after some advice we were told to talk the owner (not letting agent) about this but the letting agent refuses to give us a contact number.Is he allowed to do this or any advice on how to get this sorted?????????

Chris.

i feel so sorry for you my last rented bungalow was like this had constant problems with the boiler cant give you any advice really just wanted you to know i know what your going through please keep on at the letting agents too

clutton_2

if your letting agent/LL had conducted your introduction to the property in a correct manner, you should not have had to pay the previous tenants debts on the power meters.

Did you take an opening meter reading when you moved in and did you contact the utility company yourself to register yourself as the new tenant ?

if you did not, then the utiloty company will assume you are the old tenant continuing to put cash into the meter

phone the utility company and sort this out - they may want a copy of your tenancy agreement to prove that you are the new tenant

KeepYourChinUp_2

Ref keys for meters and renting:

If you move into a rented property with meter keys do not put money on them ring up the services and ask for new ones. They take a few days and are free, however if you cant wait that long there are certain ones that you can go buy immediately for five ish pounds but your service company would give you that info.