Compensation for Incovenience

learntosave

Dear fellow boarders,

I need some advice regarding a situation that I have been involved in. I rent a flat and this was done through an agent's office. The landlord's address is also that of the Agent (as in Landlord's name, c/o the agent)

Now before I could complete even one month in the flat leak started to appear in the living room. Due time was wasted by the ensuing game between the agent and managing company of the building. After around a month there was a big thud one day and a part of the ceiling literally fell down. The managing agents then cut out a part of the ceiling and the matter was referred to the Insurance agents. Papers were laid down on the floor, buckets were placed and I was told that the problem would be fixed as soon as possible.

As goes with the Insurance company and its loss adjusters, they took their own sweet time and its now 7 months - the problem still exists. I have written to my agents - who are least bothered - they have their rent coming in. The Managing agents say that the matter is the Insurance company and so their hands are tied. The loss adjusters always send a letter saying they apologise and that the matter will be dealt with as soon as possible.

I have asked my agents to compensate me for what I have lived through. Though the lady agreed verbally on phone but they won't commit to it and from one of my friend's previous experience with the same people, they do this always and then once everything gets over, they simply raise their hands and leave you out and cold.

Now my question is, other than looking for another place - what are my options? I really want to take these people to court and teach them a lesson - they have been wasting weeks just for visiting and taking further action.

Can some one give some advice.

Thanks

Geenie

I am no fan of Insurance companies, but my dealings with them over the years have involved car damage and flooding, fire in my home. At all times they responded quickly, sent assessors out and got the work sorted out within a month or just over.

I think you have a case and should ask for more details from the agents and the Insurance company. I hope you have taken photos of what you have been living with and keep all records of correspondance.

theartfullodger

I would suggest you write to the LL, copy Agent, politely & calmly laying out what happened, how you have suffered (financially & otherwise) and that you expect the LL to resolve all matters satisfactorily. Enquire how & when LL will do this. Send letters recorded signed-for.

You have 'photos and witnesses ??

I would advise against withholding rent as that will almost certainly prompt eviction. £3 at Landregistry will give you the name/address of property owner..
http://www.landregistry.gov.uk
(Find a property)


Regretfully this may become a long-drawn-out marathon. Don't let the b***ers grind you down!! You'll get 'em in the end..

I'd want LL's real address assuming eventually this will get to the small-claims court.

Sorry this has happened

Cheers!

Lodger

tbs624

7 months is a ridiculous amount of time for this not have been resolved. If your LL was living there s/he'd no doubt be prioritising this matter.

Ring the private sector rentals team and/or the environmental health officer at the local council. They can speak direct to LLs on repairs issues. You may also find it useful to read Shelters repairs guide.Link

It describes the steps a T can take to get someone in to deal with repairs, and ask the LL to pay the costs or, if eventually necessary, deduct the costs of paying it themselves from future rent. If you had to do that the fact that the LL says it is the insurer who is delaying matters is one for her to deal with - that is not your problem. (Always seek qualified advice before following this route)

You may need to actually issue notice of court proceedings for disrepair to make this LL focus fully on the problem.