yest another question about our potentially dodgy landlord / LA

clairet707

We got our copy of the tenancy agreement, deposit scheme, and s21 notice yesterday in the post...

I read through it all and realised they might have screwed us slightly (also our fault for not dating when we signed) with the s21, the only date on the whole doc other than the one where they require possesion by - the last date of our tenancy was the faxed date (I presume from the landlord to the LA) which was the 17th, we signed the contract and paid the deposit on the 11th and got keys on the 17th we were issued with the s21 on the 11th too

One other thing I realised when reading through it all was there is no washing line (or equivalent) outside and no smoke alarms

Do they legally have to provide smoke alarms - I have done a bit of googling and I have found differing opinions, some things say yes some say no...

I thought they did but am not sure...

The washing line is a bit of a pain but we can buy a 'whirly' one if necessary

poppysarah

£1 for a washing line if there's something to fix it to.

Ask your local council's private rented sector team if smoke alarms are compulsory .. Or fing the local gire brigade and they'll come out and fit a free one.

clairet707

poppysarah wrote: »

£1 for a washing line if there's something to fix it to.

Ask your local council's private rented sector team if smoke alarms are compulsory .. Or fing the local gire brigade and they'll come out and fit a free one.

There are things at one end we could fix it to but nothing at the house end without making holes, will have to contact LA or landlord about that

Again will check with LA about smoke alarms as we dont want to get one fitted and then get charged for 'damaging place'

sooz

Why do you think they have screwed you with the section 21 dates?

Are you in a house or flat? If the property is leasehold, you might not be permitted to hang clothes outside, as this is a fairly standard clause with old leases.

As poppy says, a washing line will cost £1 or less. You just need something to attach it to. If there are no hooks, ask permission before you start drilling. Or you can get an clothes airer, & use it inside when it's raining, & carry it outside when it's not.

hardwired smoke alarms are mandatory in new builds & HMOs. The firebrigade will fit them for free (battery operated ones), or you could buy your own.

sooz

re permission for drilling (alarm or washing line)

ask, get permission in writing to both fit it, & then leave the item in place when you leave. Then there is no damage to repair.

bobby-boy_2

Hi Poppy Sarah
one problem with calling the fire brigade to fit a smoke alarm-they are not electricians!- All new or replacement smoke alarms after Sept 2007 have to be mains wired in rented properties.

Now if you have a battery operated one at presents thats OK but when it breaks thats a different matter.

clairet707

sooz wrote: »

Why do you think they have screwed you with the section 21 dates?

Are you in a house or flat? If the property is leasehold, you might not be permitted to hang clothes outside, as this is a fairly standard clause with old leases.

As poppy says, a washing line will cost £1 or less. You just need something to attach it to. If there are no hooks, ask permission before you start drilling. Or you can get an clothes airer, & use it inside when it's raining, & carry it outside when it's not.

hardwired smoke alarms are mandatory in new builds & HMOs. The firebrigade will fit them for free (battery operated ones), or you could buy your own.

because they issued it before the agreement had started and the deposit was even paid, we were hoping that if it came to being used and we didnt want to leave immediately we were able to say it wasnt valid etc

we are in a 60's house

the washing line isnt a problem at all, it was just something I noticed that I hadnt when we viewed the place, we have airers already

the smoke alarms, if they are compulsory why should we have to pay for them, the landlord should provide them to protect us and her house, if they are not compulsory we will buy some...

sooz

clairet707 wrote: »

because they issued it before the agreement had started and the deposit was even paid, we were hoping that if it came to being used and we didnt want to leave immediately we were able to say it wasnt valid etc

But if it was issued when you say it was, then it is not valid. Regardless of when they later dated it.

Are you planning not to leave at the end of your tenancy? You seem to have started this tenancy very agressively . I don't personally use the pre-emptive section 21. But agents like to, as it saves them having to do any paperwork later, & gives them a reason to charge a renewal fee. Should you wish for more time at the end of your fixed term, & are refusing to renew, the court proceedings will always grant you a little more time.

edit....looked at your other posts. Ok the LA sound awful. Why would you want to move in if it was so filthy & damaged anyway?

clairet707

sooz wrote: »

But if it was issued when you say it was, then it is not valid. Regardless of when they later dated it.

Are you planning not to leave at the end of your tenancy? You seem to have started this tenancy very agressively . I don't personally use the pre-emptive section 21. But agents like to, as it saves them having to do any paperwork later, & gives them a reason to charge a renewal fee. Should you wish for more time at the end of your fixed term, & are refusing to renew, the court proceedings will always grant you a little more time.

edit....looked at your other posts. Ok the LA sound awful. Why would you want to move in if it was so filthy & damaged anyway?

We are hoping to buy between now and the end of our agreement but thats depending on the housing market so we aim to be out by the end but who can say.. We have been a bit aggressive as we have had horrendous problems with our old landlord / letting agent so are going in prepared for this tenancy

It wasnt as filthy when we viewed, the landlord (or got someone in to) did some decorating between us viewing and us moving in and left it in a complete state, they only repainted 2 rooms (living and main bedroom) didnt bother with the one that really needed it but left all the dust etc all over. the LA mentioned that the carpets might be being cleaned when we viewed but they werent

thanks for all the comments, they have been helpful and we will see what happens

tbs624

bobby-boy wrote: »

Hi Poppy Sarah
one problem with calling the fire brigade to fit a smoke alarm-they are not electricians!- All new or replacement smoke alarms after Sept 2007 have to be mains wired in rented properties.

Are you in Scotland bobby-boy, where the Repairing Standard applies? The OP may be in Eng or Wales.

In Eng & Wales all properties built after 1992 have to have a hard wired smoke alarm system and there are very specific rules for HMOs.

However, fire hazards in any tenanted property can be assessed by the local Council under the HHSRS (Housing Health and Safety Rating System).

A LL owes a "duty of care" to their T and should aim to provide an alarm to each floor: if there was a fire and a T was injured or died and there had been no smoke alarm the LL would have some explaining to do if it could be clearly demonstrateded that the lack of one contributed to the Ts' death/injury.

poppysarah

http://www.london-fire.gov.uk/SmokeAlarms.asp
London Fire Brigade is offering all Londoners a free home fire safety visit. Get in touch and we will visit your home, provide fire safety advice and fit free smoke alarms if you need them

http://www.manchesterfire.gov.uk/stay-safe/book-a-home-fire-risk-assessment.aspx
Ensuring you have a working smoke alarm and if you don't, we will fit a FREE ten year smoke alarm.


2. Am I entitled to free smoke detectors ?

http://www.fireservice.co.uk/safety/safetyfaq.php
The majority of households in the UK are entitled to Smoke Alarms. However, its not as simple as calling into a fire station and getting them. Firefighters and specialist teams will come to your home and fit them for you.

Central scotland
http://www.centralscotlandfire.gov.uk/index.php?option=com_search&searchword=alarm
fitting free smoke alarms where the were not previously fitted or were insufficient for the size of the home. ...

It'll cost you one phone call to find out if you can get a free smoke alarm. It could save your life.