end of my teather, rented repairs

owen2008

Hi everyone


Right i moved in this new rented house on 23rd Jan this year, from day 1 there were problems with the house. Such as

• Shower broke (they fixed this 2 months later)
• Toilet Broke ( only just fixed after nagging for months)
• Oven Broke ( still broke )
• Heating is not working properly (still)

We rent this through a big national company, the reason i went with an agency was because i thought issues would get fixed quicker. Obvo not!!

The oven has been broke now since day 1(it works sprodically), we have had no oven at all since monday! They have sent electrican round 4 times to attempt to fix oven and he keeps making it worse (ive been told they have spent £250+ trying to fix it, a new oven costs £150 - go figure) so we cant cook hot food!

My main issue is the heating, its a back boiler needs a urgent service (even says on gas safety certif from Feb 09) we have 1 radiator for the whole downstairs, its a big house so its balltic at night.

They have known of these issues since day 1 but dont seem too bothered to fix them. The landlords plumber only works 9-5 mon-fri which is strange! Both me and the girlfreind have already taking 4 days of work while they try to sort heating out but they always come round and tell us what needs to be done but never seem to actually do it!!

I really like the house and dont want to leave really but im getting really stressed out. I ring the lettings agency daily and get told different things, they dont seem arsed really.

Given that ive told them since jan 09 these problems i think its sad its now may 09 and still not fixed!

I sent a recored delivery letter of the lettings agency on 5th may outline problems and asking for problems to fixed in "2 weeks time" which i deem reasonable given they have known for 4 months.

2 weeks is on the 19th may this tuesday, i dont know where to go from here to get the problems sorted? Do i send another letter to them?

We are in a 12 month contract but has a 6 month clause in it which we could leave on 23rd July? I told them i will leave if problems arnt fixed but to no avail.

With the plumber only working 9-5 am i unreasonalbe to say that LL should get a different plumber or get him to work sat or sun? Both me and my partner work mon-fri aswell and have already taken 4 days for them. We have noone who housesit while they do it either. We told agency this and they just said its tough luck?

sorry for the rant but any help is very much appreicated

clutton_2

i would move out on the 6th month - this will never get better. the LA is in the hands of the LL who clearly does not want to spend any money on basic facilities - s/he wont change.

if you are desperate to stay you could phone the local council private sector lettings officer and ask them to contact the landlord for you - but s/he may give you notice if you do that

sooz

I agree with clutton - use your break clause & move. If they havent' fixed things til now, why do you think they will change?

But as for the plumber, I don't think it's unreasonable for him to have normal working hours. What hours do you work? Why do you think he should have to work different hours to you? He might have a home to go to too

You don't have to take time off to be with the plumber. If it was your own home, rather than rented, what would you do? I normally ask a neighbour to let mine in if I'm not around. I'm sure the agency have a spare set of keys, & would give these (with your permission) to their plumber.

owen2008

id tend to agree the above if i hadnt stayed at home 4 times already with the plumber! it should not take 4 times to fix 2 radiators and serivce a boiler. I have no time left to take of work now either.

I wouldnt mind leaving plumber in the house but its the LLs plumber not the LA plumber so im abit uneasy with that.

mlz1413

Do you have the LL address, it should be on the rental agreement - if you want to give it one last chance then write to the LL saying the problems that have encountered and ask if they could respond to you direct as you are experiencing problems with the LA.

If it is the LA being disorganised rather then the LA acting on the LL's behalf then this may help, but if it is a lazy LL then as said before things will not change and its probably best to move on.

You could as a final chance also ask the LA if you can have the work done that needs doing and either deduct from rent (after producing the original bill) or have a lower monthly rent.

Otherwise take the knowledge you have now and before moving into a new place check the oven and shower when viewing and ask to see service and certificates for gas boiler.

princeofpounds

There are quite a few threads which contain the answers to your situation, so I'll only give you the brief version here but you can search for key terms and find lots more.

There are 2 standards of repair obligations a LL has.

The first is general repairs. LL must respond in a reasonable time. If they do not, then you can then send them a letter explaining that because of this you have taken 3 quotes and intend to do the repair, then deduct from future rent. If they do not respond to this notice, you can go ahead and get it done yourself.

This procedure is based on the case law Izzet vs Lee Parker, is very well known. But you MUST follow the exact procedure otherwise the LL might be able to get the non-paid rent off you in court. Look on the Shelter website for details of the procedure.

The second is heating and hot water. If you are not left with sources of either of these, it can be a criminal offence under the Housing Act. Again, google this and you will find out the exact clauses. You can remind your LL of this obligation in writing. If no response in a reasonable time (shorter than for other repairs) then you should contact your council private sector rental team. They will do an inspection and can issue a repairing order. Or you can go through the procedure above, but again the key is to do it properly and collect evidence of each stage so you can back it up in the court if required.

So you can force solutions to all these things. I wish more people knew this as it would stop half the rubbish LL 'forgetting' to repair.

Also, make sure you have a gas safety certificate and your deposit is protected in one of the three official schemes. This gives you further leverage over a neglectful LL as the former is an offence if not done and the latter allows you to sue for a 3x penalty.

To make it easier for you, start here

http://england.shelter.org.uk/get_advice/repairs_and_bad_conditions/repairs_in_private_lets?SQ_DESIGN_NAME=print

tbs624

Agree with Sooz and Clutton that in your circumstances I would exercise the break clause. Check the terms carefully because you would probably have to give notice this month to be able to do so.

It's a misapprehension that using a large LA will make things run more smoothly:the experience of many Ts is that, generally, the larger the firm the less they care.

If you do give notice that still means that you have the remaining 2 months or so without a working oven and with a boiler that you say is in need of a service. The local Council's private sector Tenancy Relations Officer (TRO) can help and you may like to read Shelter's guide to getting repairs done Link - don't simply present a receipt and deduct from rent , as suggested in post 5 above, because there is a set procedure to be followed which outlined in the link.Were you given a copy of an Energy Performance Certificate for this property btw, given that you say that there is only one radiator downstairs?

If you don't have the LLs name & address ask the LA in writing for it - they have to comply with such a request within 21 days.

I would also write to the LA, saying that as they have failed to address the repairs issues within a reasonable period of time, as required by law, you have contacted the TRO to ask for an assessment of the property under HHSRS ( Housing Health & Safety Hazard Rating System)

Fire_Fox

Every time you have a problem you must put it in to writing, don't phone as you've no proper record of what you did or did not report and when. You don't have to take the day off to be present for repairs, that is what the agency is paid to do (tho you will have to give permission for them to be in your home).

tbs624

princeofpounds wrote: »

T
This procedure is based on the case law Izzet vs Lee Parker, is very well known. But you MUST follow the exact procedure otherwise the LL might be able to get the non-paid rent off you in court. Look on the Shelter website for details of the procedure.

Rest of post good but if you are going to quote case law, get it the right way roundhttp://forums.moneysavingexpert.com/showpost.html?p=21301811&postcount=16

princeofpounds

tbs624 wrote: »

Rest of post good but if you are going to quote case law, get it the right way roundhttp://forums.moneysavingexpert.com/showpost.html?p=21301811&postcount=16

Yeah I know I always get it the wrong waya round and forget the date. I think I just like the name Izzet so much I always remember it first